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Home My WebLink About2016-08-17; Planning Commission; ; EIR 98-08(A)/ SP 211(B) - CARLSBAD OAKS NORTH SPECIFIC PLAN AMENDMENT FOR LOTS 1 & 2The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION ltemNo. 0 P.C. AGENDA OF: August 17, 2016 Application complete date: May 2, 2016 Project Planner: Teri Delcamp Project Engineer: Steve Bobbett SUBJECT: EIR 98-0S(A)/SP 211(8) -CARLSBAD OAKS NORTH SPECIFIC PLAN AMENDMENT FOR LOTS 1 & 2 -Request for a recommendation of approval of an addendum to Environmental Impact Report (EIR) 98-08 and approval of a Specific Plan Amendment to remove a requirement for Lot 1 or 2 of the Carlsbad Oaks North Specific Plan to be developed with commercial support uses instead of light industrial on property generally located at the southwest and northwest corners of Faraday Avenue and El Fuerte Street within the Carlsbad Oaks North Business Park and in Local Facilities Management Zone 16. The City Planner has determined that this project would not result in any previously- undisclosed significant environmental impacts or a substantial increase in the severity of previously disclosed impacts or additional significant impacts beyond those previously addressed under EIR 98-08 for the Specific Plan, and does not create the conditions requiring the preparation of a Subsequent or Supplemental EIR pursuant to CEQA Guidelines Sections 15162 and 15163. Therefore, an Addendum to EIR 98-08 has been prepared. I. RECOMMENDATION That the Planning Commission 1) ADOPT Planning Commission Resolution No. 7187 RECOMMENDING APPROVAL of an Addendum to Environmental Impact Report (EIR) 98-08, as contained in application EIR 98-08(A); and 2) ADOPT Planning Commission Resolution No. 7188 RECOMMENDING APPROVAL of Specific Plan Amendment (SP) 211(B), based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Background: The Carlsbad Airport Business Center Specific Plan (SP 200) was approved in 1986 and encompassed a much larger area of land than it does currently, generally known as Carlsbad Oaks. The boundary of SP 200 originally included the area north of Palomar Airport Road (Carlsbad Oaks East and West) that had already received subdivision approvals in 1980 (known as Area A), as well as a larger area to the north known as Area B. In 1986, the stated intent of SP 200 was to ensure the orderly development of Area A, but there were no plans for Area B. SP 200 noted that a future Specific Plan amendment would be processed to develop Area B. The majority of the lots in SP 200 Area A had been developed by 2002. Rather than amending SP 200, a stand-alone Specific Plan (SP 211)-Carlsbad Oaks North Specific Plan- was adopted by City Council Ordinance NS-646 on October 15, 2002. The Carlsbad Oaks North Specific Plan area consists of approximately 414 acres north of Palomar Airport Road and 11/4 mile east of El Camino Real. Immediately north of the Carlsbad Oaks North Specific Plan EIR 98-0S(A)/SP 211(B)-CARLSBAD OAKS NORTH SPECIFIC PLAN AMENDMENT FOR LOTS 1 & 2 August 17, 2016 Pa e 2 area is the Dawson-Los Monos Reserve; to the west is vacant land owned by the County of San Diego; and to the east is the City of Vista. The Carlsbad Oaks East area ofthe Carlsbad Airport Business Center Specific Plan abuts the property to the south. The Carlsbad Oaks North Specific Plan is a regulatory document governing development within the area defined as the Carlsbad Oaks North business park. The intent of the Specific Plan is to provide for the design, development and operation of a light industrial complex of industrial, research and development, and office uses, with a land use plan and development standards to ensure the development conforms to community goals and values and protects adjacent land uses from unfavorable impacts. The Carlsbad Oaks North Specific Plan also supersedes the development standards of the underlying Planned Industrial (P-M) zoning designation of the properties within the Carlsbad Oaks North business park. Only two other amendments have been made to the Specific Plan since it was first adopted in 2002: one in 2007 that provided for entry monument signs to the business park (SP 211(A)), and a recent minor amendment in May 2016 to alter a driveway location for a specific development site (SP 211(C)/SDP 15-25). The Carlsbad Oaks North Specific Plan area contains approximately 220 acres of dedicated open space and 194 acres for the street network and development. The Specific Plan established 23 lots for industrial development. All but the two subject lots that are separated from the other development lots by open space are accessed via streets or driveways from Whiptail Loop to the north of Faraday Avenue. To date, one building site has been developed (lonis Pharmaceuticals), one is currently under construction, and a few others have either obtained, or are in the process of obtaining, entitlements. There are no existing or proposed entitlements for either Lot 1 or Lot 2. Per the procedures contained in the Carlsbad Oaks North, the majority ofthe individual development sites require administrative entitlements. When the Carlsbad Oaks North Specific Plan was adopted in 2002, the land use plan designated five of the 23 development lots as those that could be developed with "auxiliary uses" or "commercial support uses that would directly support the industrial park" with approval of a Conditional Use Permit. However, because there were limited nearby commercial sites nearby at the time the Specific Plan was adopted, the Specific Plan actually requires either Lot 1 or Lot 2 to be developed with commercial support uses "to ensure that commercial services are available to the occupants of the Carlsbad Oaks North Business Park and the surrounding industrial areas at a convenient and accessible location." Only one of the lots would have to be reserved for these uses, since the Specific Plan stated that the approval of an industrial entitlement for either lot would automatically reserve the other lot for commercial support uses. The Environmental Impact Report 98-08 prepared and certified with adoption of the Carlsbad Oaks North Specific Plan also contained a mitigation measure echoing this requirement as a means of helping to improve air quality through potential reduction of vehicle trips and vehicle miles traveled. Table A below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Planned Industrial (PI) Planned Industrial (P-M) Undeveloped North Open Space (OS) Open Space (OS) Open Space South Open Space (OS) Open Space (OS) Open Space East Open Space (OS), PI Open Space (OS), P-M Open Space, Trailhead West Open Space (OS) Open Space (OS) Open Space EIR 98-08(A)/SP 211(B)-CARLSBAD OAKS NORTH SPECIFIC PLAN AMENDMENT FOR LOTS 1 & 2 August 17, 2016 Pa e 3 Project Description: As requested by the owner of Lots 1 and 2, the project amends the Carlsbad Oaks North Specific Plan text in Chapter Ill, Development Standards and Design Guidelines, Section A.2, Permitted Uses-Auxiliary Uses, by removing the requirement for one of two lots (Lot 1 or Lot 2) to be reserved for commercial support uses. In addition, minor corrections are found throughout the Carlsbad Oaks North Specific Plan to update city stafftitles, code section and page reference numbers, and current entitlement applications, etc. Lots 1 and 2 are located north and south of Faraday Avenue, west of El Fuerte Street at the westerly gateway to the Carlsbad Oaks North Business Park. The two lots are two of five auxiliary use lots identified in the Specific Plan as shown on the land use exhibit in Attachment 5. Neither Lot 1 nor Lot 2 have been developed. Removal of the requirement for commercial support uses on one of the lots would not preclude such development occurring on either of the lots. Developers would have the flexibility to develop either light industrial or commercial support uses on these lots in the same manner as the other auxiliary lots. No changes are proposed to the existing Specific Plan requirement that commercial support use developments obtain approval of a conditional use permit. The applicant has provided documentation to support the request given the number of other commercial sites that have developed in the last 14 years in close proximity to the Carlsbad Oaks North Business Park (see Attachments 6, 7 and 8). The proposed changes to the Carlsbad Oaks North Specific Plan are shown in an underline/strikeout exhibit attached to the City Council draft ordinance that is included with the Planning Commission resolution. Ill. ANALYSIS The proposed project is subject to the following plans, ordinances and standards as analyzed within the following section of this staff report: A. General Plan Land Use Element-Planned Industrial (PI) Land Use Designation; B. Carlsbad Oaks North Specific Plan (SP 211(A)); C. Planned Industrial Zone-(P-M) (Carlsbad Municipal Code, Chapter 21.34); D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP); and E. Growth Management Ordinance (Local Facilities Management Plan Zone 16). The recommendation for approval for this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the following sections. A. General Plan The project site has a Planned Industrial (PI) General Plan Land Use Designation, which is intended to provide lands primarily for corporate office, research and development, and manufacturing uses with ancillary commercial uses also permitted. General Plan Land Use Policy No. 2-P.29 for Industrial and Office allows for service and support uses in areas designated Planned Industrial (PI), including commercial/retail uses, daycare and education facilities, short-term lodging and other service uses that support planned industrial areas of the city. The Carlsbad Oaks North Specific Plan designates five lots for potential development of auxiliary commercial support uses instead of industrial, with approval of a conditional use permit. The proposed Specific Plan amendment does not remove the auxiliary use designation for Lots 1 and 2, only the requirement that one of these lots must be developed with commercial support uses. Therefore, SP 211(B) is consistent with the Land Use Element, as well as other elements, of the General Plan as illustrated in Table B below: EIR 98-08(A}/SP 211(B}-CARLSBAD OAKS NORTH SPECIFIC PLAN AMENDMENT FOR LOTS 1 & 2 August 17, 2016 Pa e 4 TABLE B: GENERAL PLAN COMPLIANCE ELEMENT USE CLASSIFICATION, GOAL, OBJECTIVE, OR PROPOSED USES AND PROGRAM IMPROVEMENTS Land Use 2-G.11 The Carlsbad Oaks North Specific Provide industrial lands that can Plan provides for a wide range of accommodate a wide range of air and water industrial development primarily pollution-free industrial establishments, oriented toward corporate offices, including those of relatively high intensity; research and development, research and development and related uses manufacturing and warehousing. set in campus or park-like settings; as well as The proposal does not change the moderate to low intensity establishments intended land use and capable of being located adjacent to resi-development intent in any dential areas with minimal buffering and significant way. attenuation measures. 2-P.29 The Carlsbad Oaks North Specific Include provisions in the Zoning Ordinance to Plan provides auxiliary use allow service and support uses in areas standards for potential designated Planned Industrial; such uses may development of commercial include but are not limited to support uses on five lots in the commercial/retail uses that support planned business park. The proposal does industrial uses, office uses, places of worship, not remove the ability for Lots 1 recreation facilities, education facilities, and 2 to be developed with these conference facilities, daycare centers, short-auxiliary uses. term lodging, and other service uses. Mobility 3-P.S The proposal does not require Require developers to construct or pay their improvements to the existing fair share toward improvements for all travel street system as it maintains land modes consistent with the Mobility Element, use flexibility and may reduce the Growth Management Plan, and specific traffic associated with the impacts associated with their development. development of Lots 1 and 2. The future development of Lots 1 and 2 will be conditioned to pay all necessary impact fees. Economy, 8-P.9 The proposed removal of the Business Continually monitor land use in the city to requirement for commercial Diversity ensure a balanced inventory of sufficient development on Lot 1 or Lot 2 will and land in strategic locations for all uses, not change the intended land use Tourism especially those uses that are critical to the and development intent in any city's fiscal position. significant way. There will still be the option for either or both lots to develop with commercial support uses, or industrial uses. There is already a balanced inventory of sufficient commercial support land uses in the surrounding area. COMPLY Yes Yes Yes Yes EIR 98-08(A)/SP 211(B)-CARLSBAD OAKS NORTH SPECIFIC PLAN AMENDMENT FOR LOTS 1 & 2 August 17, 2016 Pa e 5 B. Carlsbad Oaks North Specific Plan Amendment 211(A) The proposed Specific Plan Amendment SP 211{B) is a property owner initiated amendment to the Carlsbad Oaks North Specific Plan proposing to relieve Lot 1 or Lot 2 from the requirement to be developed with a commercial support use project. These lots would remain as two of the five lots designated by the Specific Plan for potential development of commercial support ("auxiliary uses" in the Specific Plan) uses within the Carlsbad Oaks North business park. Elimination of the requirement for commercial support use development would not preclude that type of development on either lot. However, the lots would also have the flexibility to develop as industrial sites like the other three auxiliary use lots. This flexibility is internally consistent with the purpose and intent objectives of the existing Specific Plan to ensure an industrial business park that conforms to the community goals and values for industrial development. As indicated in the General Plan consistency Table B above, the amended Specific Plan complies with the goals, objectives, and policies of the various elements of the General Plan and can therefore be found to be consistent with the General Plan. The Carlsbad Oaks North Specific Plan will continue to be the controlling document for the development of the Carlsbad Oaks North business park. It will continue to further the objectives and policies of the General Plan and not obstruct their attainment. The Specific Plan Amendment is required to change the text of the plan to allow for the applicant's request. The future physical development of Lots 1 and 2 requires compliance with the development standards of the Carlsbad Oaks North Specific Plan. Therefore, the amendment is consistent with the Carlsbad Oaks North Specific Plan. All infrastructure needed to serve the industrial park is presently in place in accordance with the Zone 16 Local Facilities Management Plan, regardless of the ultimate use of the properties. C. Planned Industrial Zone-(P-M) (Carlsbad Municipal Code, Chapter 21.34) The underlying Planned Industrial {P-M) Zone development standards and permitted uses apply, except where superseded by the development standards and permitted uses of the Carlsbad Oaks North Specific Plan. There are no proposed changes to the development standards and permitted uses other than relieving Lot 1 or Lot 2 of the requireme.nt to be developed with commercial support uses. Eliminating this requirement does not interfere with the goals and purposes ofthe Carlsbad Oaks North Specific Plan. D. McClellan-Palomar Airport Land Use Compatibility Plan Lots 1 and 2 are located approximately Yz mile northeast of McClellan-Palomar Airport and are within the boundaries of the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). The ALUCP was adopted in 2010, most recently amended on December 1, 2011, and all projects within its boundary are required to be reviewed for consistency with its goals and policies. Specifically, the project sites are located within Review Area 1 of the Airport Influence Area, which consists of locations where noise and/or safety concerns may necessitate limitations on the types of allowable land uses. In addition, Review Area 1 encompasses locations exposed to aircraft noise levels of 60 dB CNEL or greater. More specifically, pursuant to Exhibit 111-2 of the ALUCP (Safety Compatibility Policy Map), the site is located within Safety Zone 6, the Traffic Pattern Zone. Office buildings, including professional, medical and financial offices are considered to be compatible land uses within Safety Zones 4 and 6. In addition, pursuant to Exhibit 111-1 of the ALUCP, the project is located outside of the 60 dB CNEL noise contour, but within the Overflight Notification area pursuant to Exhibit 111-6. The proposed project only relieves a restriction of use; it does not change the list of underlying uses, the land use designation or zoning. Thus, EIR 98-08(A}/SP 211(B}-CARLSBAD OAKS NORTH SPECIFIC PLAN AMENDMENT FOR LOTS 1 & 2 August 17, 2016 Pa e 6 the project is consistent with the ALUCP as it relates to noise compatibility. Any future development which requires a discretionary permit will be subject to the ALUCP. E. Growth Management Ordinance (Local Facilities Management Plan Zone 16} The project area is located within Local Facilities Management Zone 16 in the northeast quadrant of the City. The Specific Plan amendment project does not have any impacts on public facilities. All required infrastructure is already in place to serve the Carlsbad Oaks North Specific Plan area. Impact fees for future development of Lots 1 and 2 will be levied at building permit issuance pursuant to LFMP Zone 16 requirements. IV. ENVIRONMENTAL REVIEW Final Environmental Impact Report (EIR 98-08, SCH #2000051057} was certified with approval of the Carlsbad Oaks North Specific Plan on October 8, 2002. In accordance with the California Environmental Quality Act (CEQA}, the city evaluated the project to determine if the proposed Specific Plan Amendment would trigger a supplemental or subsequent EIR, or if a simpler document, known as an addendum, could be prepared. Supplemental and subsequent EIRs are necessary to use when a previously certified EIR is not, or no longer, adequate to cover the impacts of the changed project and they require public noticing and review periods similar to that required for Draft EIRs. CEQA Guideline Section 15162 requires a subsequent EIR if: 1. Substantial changes are proposed in the Project which will require major revisions to the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions to the previous EIR; or 3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified. CEQA Guideline Section 15163 requires a supplemental EIR if: 1. Any of the conditions described in Section 15162 would require the preparation of a subsequent EIR, and 2. Only minor additions or changes would be necessary to make the previous EIR adequately apply to the project in the changed situation. In contrast, addenda are used when only minor changes are proposed to a project that do not result in the above conditions. CEQA Guideline Section 15164 states that "the lead agency ... shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative EIR 98-08(A)/SP 211(B)-CARLSBAD OAKS NORTH SPECIFIC PLAN AMENDMENT FOR LOTS 1 & 2 August 17, 2016 Pa e 7 declaration have occurred." Section 15164 also notes an addendum may simply be attached to the Final EIR and does not need not be circulated for public review. As explained below, staff has reviewed the proposed changes to the Specific Plan and found that none of the requirements in CEQA Guidelines sections 15162 or 15163 for supplemental or subsequent EIRs have been triggered. Therefore, the revised project is within the scope of the certified EIR and use of an addendum to document the Specific Plan changes is appropriate. EIR 98-08 identified potentially significant air quality impacts that would be caused by operational traffic associated with the build-out of the Carlsbad Oaks North Specific Plan industrial development. The EIR included mitigation measures to reduce impacts, including air quality mitigation measure AQ-3 which echoed the requirement for commercial support uses on either Lot 1 or Lot 2. However, in the last 14 years, proximate commercial support uses have been developed in the area that essentially fulfill the purpose of AQ-3. The City Planner has determined that this project would not result in any previously- undisclosed significant environmental impacts or a substantial increase in the severity of previously disclosed impacts or additional significant impacts beyond those previously addressed under EIR 98-08 for the Specific Plan. The City Planner has also determined that the project does not create the conditions requiring the preparation of a Subsequent or Supplemental EIR pursuant to CEQA Guidelines Sections 15162 and 15163. Therefore, an Addendum (EIR 98-08(A)) has been prepared and is attached to the resolution in Attachment 1 for consideration in conjunction with EIR 98-08. ATTACHMENTS: 1. Planning Commission Resolution No. 7187 2. Planning Commission Resolution No. 7188 3. Location Map 4. Disclosure Statement 5. Carlsbad Oaks North Specific Plan Land Use Exhibit 6. Project Description by Ladwig Design Group dated April18, 2016 7. Commercial Locations as of 2005 8. Commercial Locations as of 2014 9. EIR 98-08* *Denotes previously distributed document; copy on file with the Planning Division. _,..,_---- • N NOT TO SCALE Carlsbad Oaks North Lots 1 & 2 SP 211 (B) (city of Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part ___________ _ Title ___________ _ Title ____________ _ Address _________ _ Address ___________ _ 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person __________ _ Title ___________ _ Address _________ _ Corp/Part Techbilt Construction Corp. Title Owner Address P. 0. Box 80036 San Diego, CA 92110 Page 1 of2 Revised 07/10 L-oJ f 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of 8NY, person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust. ________ _ Title Title" ____________ _ Address" _________ _ Address ___________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? DYes lvl No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. (. 74-f..c~/P'~~7, 7/~;/G Signature of owner/date Signature of applicant/date Techbilt Construction Corp. Print or t~ nam~ owner f ·(?:, '( I eJ2 f c_hct~ , ~\c<krt Print or type name of applicant LA-Dwt tl' l{}f? S£Ci _o 6; t2.oc.J~ 1 -vc .-' . Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P·1(A) Page 2 of2 Revised 07/10 [_.o/ I Ownership ofTechbilt Construction Corp. The shareholders ofTechbilt Construction Corp are: Rose S. Tchang Lorna Tchang Alcala Genevieve Tchang Frost Theodore Tchang LoT I ~ {_Ci~of Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information .M.!:!.§I be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of Abb persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part._ _________ _ Title. __________ _ Title--------------------- Address. _________ _ Address_· ------------ 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part Carlsbad Oaks North Ventures, Title Title Owner ----------------------------- Address Address P.O. Box 80036 -----------------------San Diego, CA 92110 Page1 of2 Revised 07110 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust,__ _______ _ Title Title'------------- Address. _________ _ Address ___________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? DYes lvl No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. ~~ r/cllJo Signature of owner/date ~e ~~ ?/&<,0/6 Signature of applicant/date Carlsbad Oaks North Ventures, L.P. ;2iJ8e/tr C?, L.-4Dcurc; Print or type name of owner [') L Print or type name of applicant P.Jy: '"Tf Ore.,Tnc Q;,er-e.:n::tl ro:filref" C...4DU..;/t; }t}J£)/,;('/() 6[/!c)t/?_ //()c, Bt ~ ~~ lchaVXj , Pres~~t Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page2of2 Revised CJ7/1 0 I Ownership of Carlsbad Oaks North Ventures, L.P. Rose S. Tchang Lorna Tchang Alcala Genevieve Tchang Frost Theodore Tchang Exhibit 211 (B) DOAK BUSINESS PARK SPECIFIC PLAN SP2ll(C) Prepared by: City of Carlsbad .Planning Department City of Carlsbad Engineering Department O'Day Consultants Ladwig Design Group, Inc. ADL Planning Associates, Inc. Amended August 2016 Carlsbad Oaks North Business Park Specific Plan No. 2ll{Q Michael HolzmillcrQQl)ald Nsm .................................... Planning Director((ity Plannet: Gaey-l.VayneVan Lynch ...................... Assistant-P±anaing DircctorPprincipal pPlanner Chris DeCerbo ..................................................................................... Principal Planner l\nne Hysong ...................................................................................... /\ssociate Planner Lloyd HubbsJason S. Geldert ........................... Director of Public \VorksQity Bngineey Bob \Vojcik ................................................................................... Deputy City Bng-i-ROOI' Skip Hammann .............................................................................. Senior Civil Engineer Clyde \Vic.kham ................................................................................. Associate EngineeF Carlsbad Oaks North Partners, L.P. Techbilt Construction, Corp. Ms. Jenny Tchang Mr. Ted Tchang Mr. Doug Woods O'Day Consultants, Inc. Owner Developer Engineer Pat O'Day .......................................................................................................... President Tim Carroll. ........................................................................................... Project Engineer Ladwig Design Group, Inc. Planner Bob Ladwig ....................................................................................................... President ADL Planning Associates, Inc. Landscape Architecture Tony Lawson ..................................................................................................... President Carlsbad Oaks North Specific Plan * * * SP 2ll(A) Minor amendment to 12rovide for three entry monument signs to the business 12ark Axmroved bv: Planning Director, July 10, 2007 * * * Removed the requirement for Lot l or 2 to be develoQed with commercial supQort uses instead of light industrial * * * SP 2ll(C) Minor amendment to modify the driveway locations in Figure 10 for Lots 18 and 19 ii Carlsbad Oaks North Specific Plan TABLE OF CONTENTS I. INTRODUCTION ............................................................................................................................................. I-1 A. INITIATION OF PLAN .................................................................................................................................................................. I-1 B. PROJECT LOCATION AND OWNERSHIP ....................................................................................................................................... l-2 C. SPEClFIC PLAN ACREAGE AND SITE DESCRIPTION ..................................................................................................................... l-5 D. PURPOSES ................................................................................................................................................................................. I-5 E. PROPOSED LAND USES ............................................................................................................................................................. I--6 F. ISSUES ADDRESSED IN THE PLAN ............................................................................................................................................... I-9 G. RELATIONSHIP OF THE PLAN'S POLICIES TO ITS REGULATIONS .................................................................................................. I-9 H. COMPLIANCE WTIH THE GENERAL PLAN ................................................................................................................................... l-9 I. ENT11LEMENT APPROVALS PERMJTTED BY THE SPECIFIC PLAN ............................................................................................... I-ll J. SEVERABILITY CLAUSE ........................................................................................................................................................... I-12 II. LAND USE ..................................................................................................................................................... II-1 A. INTRODUCTION ........................................................................................................................................................................ Il-1 B. OPPORTUNITIES AND CONSTRAINTS ......................................................................................................................................... II-1 C. GENERAL DEVELOPMENT CONCEPT ......................................................................................................................................... Il--6 D. GoALSANDPOLICIES ............................................................................................................................................................... II-7 III. DEVELOPMENT STANDARDS AND DESIGN GUIDELINES .......................................................... III-1 A. PERMITTED USES ................................................................................................................................................................... III-I B. PARKING ......................................................................................................................................................................... .' ...... Ill--4 c. BUILDING SETBACKS ............................................................................................................................................................. III-5 D. MINIMUM LOT SIZE ............................................................................................................................................................... III-7 E. LANDSCAPE ARCHITECTURE .................................................................................................................................................. III-7 F. MAINTENANCE, ARCHITECTURAL REVIEW AND AIR QUALITY CONTROL PROVISIONS .......................................................... Ill-23 G. SIGNS AND GRAPHIC REQUIREMENTS .................................................................................................................................. III-24 H. ARCHITECTURAL GUIDELINES .............................................................................................................................................. III-27 I. EMPLOYEE EATING AREAS ................................................................................................................................................... IIJ-28 J. LOT COVERAGE ............................. : ..................................................................................................................................... Ill-28 K. BtJJLDING l-IEIGHT ............................................................................................................................................................... III-28 L. STORAGE AREAS ................................................................................................................................................................. III-29 M. METAL STRUCTURES ........................................................................................................................................................... III-29 N. BIKE LANES ......................................................................................................................................................................... Ill-29 0. PEDESTRIAN TRAIL .............................................................................................................................................................. III-29 P. TELEPHONE AND ELECTRICAL SERVICES .............................................................................................................................. III-29 Q. NUISANCES .......................................................................................................................................................................... III-30 R. SCREENING OF EQUIPMENT .................................................................................................................................................. Ill-30 S. OtiTDOOR LIGHTING ............................................................................................................................................................ III-30 T. PERFORMANCE STANDARDS ................................................................................................................................................ III-31 lJ. LOADING AREAS .................................................................................................................................................................. III-31 v. REFUSE COLLECTION AREAS ............................................................................................................................................... IIJ-32 W. BLASTING AREAS AND TEMPORARY MATERIALS PROCESSING CENTERS ............................................................................. III-32 IV. PUBLIC FACILITIES INFRASTRUCTURE PLAN ............................................................................. IV-1 A. INTRODUCTION ...................................................................................................................................................................... IV-I B. CITY ADMINISTRATIVE FACILITIES AND LIBRARY FACILITIES ................................................................................................ IV-1 C. PARK FACILITIES ................................................................................................................................................................... IV-1 D. OPENSPACE ....................................................... : .................................................................................................................. IV-2 E. FIRE ....................................................................................................................................................................................... IV-2 F. SCHOOLS ................................................................................................................................................................................ IV-3 G. TRANSPORTATION FACIL!TIES ................................................................................................................................................ IV-3 H. SEWERFACILJTIES ................................................................................................................................................................. IV-7 I. DRAINAGE FACILITIES .......................................................................................................................................................... IV-II J. STORM wATER POLLUTION PREVENTION ............................................................................................................................. IV-13 iii Carlsbad Oaks North Specific Plan V. SPECIFIC PLAN IMPLEMENTATION MEASURES ............................................................................ V-1 A. REG1JLATIONS AND ORDINANCES ........................................................................................................................................... V-1 B. ENFORCEMENT ....................................................................................................................................................................... V-I C. AMENDMENT PROCEDURES: MINOR, MAJOR, AND FIVE-YEAR COMPREHENSIVE REVIEW AND UPDATE ................................. V-2 D. FINANCING ............................................................................................................................................................................. V--4 E. CAPITAL IMPROVEMENTS PROGRAM ....................................................................................................................................... V--4 F. PHASING ................................................................................................................................................................................ V--4 G. GRADING/EROSION CONTROL ................................................................................................................................................. V-7 H. ENVIRONMENTAL IMPACTS/MITIGATION ................................................................................................................................ V-7 VI. SPECIFIC PLAN ENVIRONMENTAL REVIEW ................................................................................. VI-1 A. RELATIONSHIP TO ENVIRONMENTAL IMPACTREPORT98-08 .................................................................................................. VT-1 B. SUBSEQUENT ENVIRONMENTAL REVIEW ............................................................................................................................... VI-I VII. SPECIFIC PLAN ADMINISTRATION .................................................................................................. VII-1 A. INTRODUCTION ..................................................................................................................................................................... VII-I B. STATE REQUIREMENTS ......................................................................................................................................................... VII-I C. LOCAL REQUIREMENTS ......................................................................................................................................................... VII-I VIII. SPECIFIC PLAN ENFORCEMENT ................................................................................................. VIII-1 A. VIOLATION OF SPECIFIC PLAN ............................................................................................................................................. VIII-I iv Carlsbad Oaks North Specific Plan LIST OF EXHIBITS FIGURE 1 REGIONAL MAP ........................................................................................................................................... I-3 FIGURE 2 VICINITY MAP ............................................................................................................................................. I---4 FIGURE 3 LAND USE ACREAGES .................................................................................................................................. I-7 FIGURE 4 LAND USE SCHEMATIC ................................................................................................................................ I-8 FIGURE 5 EXISTING GENERAL PLAN ......................................................................................................................... 1-14 FIGURE 6 PROPOSED GENERAL PLAN ........................................................................................................................ I-15 FIGURE 7 PROPOSED ZONING .................................................................................................................................... 1-16 FIGURE 8 VEGETATION TYPES ................................................................................................................................... Il---4 FIGURE 9 WETLANDS AND NON-WETLA'NTIS .............................................................................................................. Il-5 FIGURE 1 0 LAND USE PLAN ..................................................................................................................................... II-1 0 FIGURE 11 BOUNDARY CROSS SECTIONS ................................................................................................................. II-11 FIGURE 12 TRAILDETAIL ......................................................................................................................................... II-12 FIGURE 13 GRADING CONCEPT ................................................................................................................................ Il-13 FIGURE 14 LANDSCAPE MAINTENANCE AREAS ...................................................................................................... ill-20 FIGURE 15 MINI-PARK CONCEPT ............................................................................................................................ ID-21 FIGURE 15A MINI-PARK CONCEPT FOR LOT 9 .......................................................................................................... ill-20 FIGURE 16 CO:l\1MUNITY IDENTITY/ENTRYWAY SIGNS ........................................................................................... III-26 FIGURE 17 BLASTING AREAS AND TEMPORARY MATERIALS PROCESSING CENTERS ............................................ Ill-35 FIGURE 18 STREET CROSS SECTIONS ....................................................................................................................... IV -6 FIGURE 19 CIRCULATION .......................................................................................................................................... N-7 FIGURE20 SEWER ................................................................................................................................................... N-10 FIGURE 21 OFFSITE SEWER .................................................................................................................................... N -11 FIGURE 22 DRAINAGE ............................................................................................................................................. N-14 FIGURE 23 NPDES FACILITIES ............................................................................................................................... N-23 FTGURE24 WATER .................................................................................................................................................. N-24 FIGURE 25 PHASING PLAN ......................................................................................................................................... V-7 FIGURE 26 ElR SUMMARY TABLE ............................................................................................................................. V-9 v Carlsbad Oaks North Specific Plan I. INTRODUCTION A. Initiation of Plan The Carlsbad Oaks North Specific Plan was prepared at the request of the property owner, Techbilt Construction, Inc. In 1986, the Carlsbad Airport Business Center Specific Plan (SP_200) was approved. Although the proposed Carlsbad Oaks North Business Park site was included as Area B of SP 200, the document set forth the detailed regulations, conditions and programs for development of Area A, which consists of 187 acres located directly to the south of the project site. This area has been developed with industrial uses in accordance with the approval of SP 200. The split of lhe Specific Plan into the southern and northern parts was detennined to be the best mechanism to allow development of the southern portion of the Specific Plan. In 19 86, it was anticipated than an amendment to the Carlsbad Airport Business Center Specific Plan would take place to include a more detailed discussion of the northern portion of the Specific Plan. The proposed Specific Plan for the Carlsbad Oaks North Business Park is proposed in lieu of the amendment anticipated to address development of the site. 1-1 Carlsbad Oaks North Specific Plan B. Project Location and Ownership The Carlsbad Oaks North Business Park project is located in the northeast quadrant of the City of Carlsbad, entirely within the boundary of Local Facilities Management Zone 16. Specitlcally, it is located on a 414-acre parcel north of Palomar Airport Road, one-quarter mile east of El Camino Real. A regional map depicting the location ofthe property within the County and a vicinity map presenting the location of the property in the City of Carlsbad are provided in Figures 1 and 2 on pages 1-3 and I-:4. The completion of Faraday Avenue and the extension ofEl Fuerte Street will provide access to the site. Planned industrial and open-space land-use designations surround the property on the north, south and west sides. Immediately south of the proposed project is Carlsbad Oaks, an existing 187 -acre industrial development governed by the Carlsbad Airport Business Center Specific Plan (SP 200), Tentative Subdivision Map (CT 74- 21) and subsequent Final Subdivision. Grading, improvements for water, sewer, streets and drainage facilities have all been completed on this area, as well as significant industrial building development. The Carlsbad Safety Center and Faraday Industrial Park (CT 85-12), is located to the west of this property. This project has not been recorded or developed. On the east side of the project, within the City of Vista, lies the Canyon Creek single-family residential development. Canyon Creek is a 285 unit, 6,000 square foot minimum single family project (PC 88-76) that is part ofthe Vista Business Park Specific Plan. Carlsbad Raceway is also located approximately a half-mile east of the project site. Immediately north of the proposed project is the Dawson Los Monos Canyon Reserve. This 260+/-acre sensitive area is pm1 of the University of California Natural Land and Water Resources System and is used by the university for scientific and educational purposes. The property immediately to the west of this reserve is undeveloped county land with a portion being farmed. The property is owned by Carlsbad Oaks North Partners, L.P., and Escondido Serenas Development, Inc., and is legally described as: A portion of Lot "B" of Rancho Agua Hedionda, in the City of Carlsbad, County of San Diego, State of California, according to map thereofNo. 823, filed in the office of the county recorder of San Diego County, November 16, 1896, excepting there from all that portion lying southerly of the northerly line of Carlsbad Tract No. 74-21, according to Map No. 10372, filed in the Office of the County Recorder of San Diego County, April 13, 1982. 1-2 Carlsbad Oaks North Specific Plan ~·-.. -.. - ' •• .Qf}f, , ·/(§to~ SAN DIEGO COUNTY •• l .• C.QV[~T:{ 5 zoNDIDO ~78~ ENONITAS DEL MAR POWAY PACIFIC OCEAN CORONADO IMPERIAL BEACH Figure 1 Ladwig Design Group Regional Map 1-3 Carlsbad Oaks North Specific Plan PACIFIC OCEAN Ladwig Design Group Site CITY OF ENCINITAS 1-4 No Scale Figure 2 Vicinity Map Carlsbad Oaks North Specific Plan C. Specific Plan Acreage and Site Description The project site encompasses a total of approximately 414 acres. The City's General Plan designates 282 acres for Planned Industrial (PI) and 135 acres for Open Space (OS). The proposed land use acreages are for approximately 194 acres ofPlanned Industrial (PI) and 220 acres of Open Space (OS). The development boundaries of the proposed industrial project which overlaps designated Open Space boundaries represent an agreement with the City, State and Federal wildlife agencies and the land owner through the Habitat Management Plan (HMP) "Hardline" process. Environmentally constrained areas of the site include the Agu~ Hedionda Creek and its southern fork, La Mirada Creek, and a linear riparian woodland consisting of oaks, willow and sycamore trees in the southerly portion of the parcel. The site is also occupied by a number of sensitive habitat types including Coastal Sage Scrub, Southern Maritime Chaparral!Nuttall's Scrub Oak, Southem Mixed Chaparral, and Valley Needlegrass. The site topography can be characterized by three different topographic areas: the north facing hillside slopes that extend down from the existing Carlsbad Airport Business Center development to the south, the rocky hills which cover the central and northern site areas, and the intervening east and west canyon drainage. Portions of the site have been previously cultivated for agricultural purposes. D. Purposes The purpose of this Specific Plan is to provide for the design, development and operation of a light industrial complex within the City of Carlsbad. The land-use plan and development regulations will insure an industrial development that conforms to community goals and values and the protection of adjacent land uses from unfavorable impacts. This Specific Plan will address land uses, development standards, design guidelines, public facilities, infrasttucture implementation measures, environmental considerations, administration, and enforcement. This Specific Plan is adopted pursuant to the provisions of California Government Code sections 65450 et ~·and the Land-Use Element of the City of Carlsbad General Plan. The Specific Plan establishes the zoning and development standards for this property. The Specific Plan provides detailed regulations, conditions 1-5 Carlsbad Oaks North Specific Plan and procedures for development within the area specified herein. Unless otherwise specified in this plan, the project is consistent with and will implement the following city and airport land use plans/policies: City of Carlsbad General Plan Carlsbad Municipal Code, Section 21.90 (Growth Management Program) Zone 16 Local Facilities Management Plan McClellan-Palomar Airport Comprehensive Land Use Plan E. Proposed land Uses The entire property is currently designated under two major General Plan land-use classifications. 282 acres are designated as Planned Industrial (PI), with the remaining 135 acres designated as Open Space (OS) (See Figure 5, page f-13). Proposed land uses will result in an adjustment to the existing land use boundaries of the General Plan so that 194.5 acres are designated for PI (including 26.6 acres of roadways) and 219.5 acres are designated as OS in conformance with the City's Habitat Management Plan (HMP) hardline open space boundaries (See Figure 6, page I-14). Zoning for the property will be changed to Planned Industrial (P-M) and Open Space (OS), consistent with the land use designation boundaries (See Figure 7, page I-15). Carlsbad Oaks North Business Park is a planned industrial development which will consist of several different uses such as industrial, research and development, and office uses. Commercial land uses that directly support the industrial park may be permitted on certain lots along Faraday Avenue and El Fuerte Street (approximately 44.3 acres). The Tentative Map consists of23 industrial lots ranging in size from 2.6 acres to 20.8 acres, I Open Space lot (Lot 9) for a passive recreational area or a future pump station, -and 3 Open Space lots. Industrial pad acreages range in size from 1.8 to 20.6 acres. Two circulation arterial roadways must be extended to provide access to the site: Faraday Avenue will be extended from its existing easterly terminus to the Specific Plan eastern boundary, and El Fuerte Street from its existing northerly terminus to Faraday Avenue. A table and map detailing proposed land uses and associated square footage is provided on Figures 3 and 4, pages I-7 and I- 8, respectively. 1-6 Carlsbad Oaks North Specific Plan Figure 1 Land Use Acreages USES ACRES Industrial 167.3 ac. (Commercial Uses within Industrial) (44.3 ac)* Sewer Pump Station/Open Space 0.6 ac. Streets 26.6 ac. Open Space 219.5 ac.· TOTAL 414.0 acres *Note: The acreage for auxiliary Commercial Uses within Industrial is included within the Industrial Acreage. 1-7 Carlsbad Oaks North Specific Plan Open Space Lots Planned Industrial Lots f'i/<1 ' Auxiliary Use Lots [see page 111-2) ~ Trail in Right-otWay c:2J Sewer Easement• (with Pedestrian Trali only 1n Lot 11) 5:l] Eating Areas (lot 9 oniy if not used for pump slaton) •construction of trail will be a condition of approval where necessary Ladwig Design Group 1-8 Landscape Sefbacks refer to text for more detail North No Scale Note: Offsite Faraday Avenue construction extends to Orion Way refer to Tenta1ive Map 9 7-1 3 for more detail Figure 4 Land Use Schematic Carlsbad Oaks North Specific Plan F. Issues Addressed in the Plan Issues addressed by this plan include land use compatibility with the existing industrial development to the south (Carlsbad Airport Business Center), the existing open space and industrial development to the west (Faraday Industrial Park, the Dawson Los Monos Canyon Reserve to the north, the existing residential development to the east, and the airport. Issues also include preservation of open space (including the protection and maintenance of sensitive biological resources), visual aesthetics of the development, consistency with the General Plan, provision of adequate public facilities and improvements, and the Zone 16 Local Facility Management Plan. G. Relationship of the Plan's Policies to its Regulations The Carlsbad Oaks North Specific Plan is both a policy and a regulatory document. The Plan will serve as the zoning ordinance for the subject property. Where the plan varies from the existing city regulation, specific policy statements are presented to clarify the intent and purpose of the proposed regulation. The specific plan goals and policies, as specified in Section liD below, will serve to generally guide and direct development within Carlsbad Oaks North Business Park. The specific plan regulations will implement these goals and policies. Detailed regulations will control the type, location, intensity, and appearance of development in Carlsbad Oaks North Business Park. The illustrative plans contained in this document are conceptual in nature only. Specific project site design shall be subject to future City review and must conform to all applicable codes, standards and design requirements. H. Compliance with the General Plan The Carlsbad Oaks North Specific Plan is consistent with and implements the Carlsbad General Plan. Specifically, it addresses the following General Plan goals applicable to Carlsbad Oaks North Business Park: 1. Land Use Element a. Industrial Goal A - A City which develops an industrial base of light, pollution-free industries. The Carlsbad Oaks North Specific Plan is consistent with the intent of this goal, as it incorporates office, research and development and light manufacturing uses into the Specific Plan. 1-9 Carlsbad Oaks North Specific Plan b. Commercial Goal A-A City that achieves a healthy and diverse economic base by creating a climate for economic growth and stability. The light industrial component of the Carlsbad Oaks North Specific Plan will strengthen the City's tax base, as well as provide increased job opportunities for local residents. The Carlsbad Oaks North Specific Plan allows for the commercial development of appropriate lots to serve the needs of the specific plan's tenants as well as accommodating local residents. c. Employment Goal A-A City which develops an industrial base of light, pollution- free industries of such magnitude as will provide a reasonable tax base and a balance of opportunities for employment of local residents. The Carlsbad Oaks North Specific Plan includes 23 industrial lots ranging in size from 3.0 acres to 20.7 acres, which will provide a significant tax base, as well as employment opportunities for local residents. d. Environmental Goal A - A City which protects and conserves natural resources, fragile ecological areas, unique assets and historically significant features ofthe community. The Carlsbad Oaks North Specific Plan is consistent with the intent of this goal by protecting large areas of natural resources, and by buffering the Los Monos Canyon Reserve. The project area is generally drained by the Agua Hedionda Creek. The northwest portion ofthe project area drains to Agua Hedionda creek, and the remaining portion of the area drains south to La Mirada Creek, which is a major tributary of Agua Hedionda Creek. All proposed lots drain southerly away from the Los Monos Reserve. A small area of undeveloped land adjacent to the reserve will drain from the Carlsbad Oaks North open space lot 12 to the northwest and into the natural drainage course into the reserve. 2. Open Space and Conservation Element a. Goal A. I Preserve and create an open space system Preservation of open space, and particularly the large open space habitat corridor that wraps around the Specific Plan area from the northwest to the southeast, is an important aspect of the Specific Plan. Open space constitutes the largest single land use within the Specific Plan area, and much of the Specific Plan open space is in this large, contiguous habitat corridor. The large open space areas shown in the Carlsbad Oaks North Specific Plan will provide a ce11ain degree of visual relief to the industrial park, as well as a sense of natural spaciousness. 1-10 Carlsbad Oaks North Specific Plan 3. Circulation Element a. Alternative Modes of Transportation Goal A - A City which promotes, encourages, and accommodates a variety of transportation modes as alternatives to the automobile. The circulation plan for Carlsbad Oaks North Business Park has been designed to comfortably accommodate automobile, mass transit, pedestrian and bicycle needs. Bus services, shuttle linkages to the Coaster, bicycle and pedestrian trails are all encouraged in Carlsbad Oaks North Business Park as alternatives to the automobile, as discussed below. b. Street and Traffic Control Goal A.l -A City with an integrated transportation network serving local and regional needs which accommodates a balance of different travel modes based on safety, convenience, attractiveness, costs, environmental and social impacts. Regionally, the city of Carlsbad, is served by the North County Transit District (NCTD) which provides bus transit services to the north county coastal communities, including the cities of Oceanside, Carlsbad, Encinitas, and Del Mar. The NCTD currently operates two local bus routes through the City of Carlsbad, two "corridor" bus routes which run along the coastal corridor and the El Camino corridor inland, and one express line that provides bus service from Oceanside to La Jolla and San Diego. A commuter rail service, the Coaster, has been established linking Oceanside with San Diego along the existing San Diego Northern Railroad which connects Los Angeles and San Diego. Two station locations in the city of Carlsbad, on Grand Avenue and on Poinsettia Lane have been constructed along the 42 mile Coaster line. Support transit service, in the form of shuttles, will be encouraged between the stations and Carlsbad Oaks North Business Park. The Carlsbad Oaks North Specific Plan will provide a pedestrian circulation system which is both safe and comfortable, thus encouraging non-vehicular traffic. A pedestrian trail easement within the open space system or an expanded right-of-way along El Fuerte Street and Faraday Street will enhance the pedestrian experience, thus encouraging the use of alternate modes of transportation. [n addition, with the completion of Faraday Avenue and El Fuerte Street, public transportation will have access to the Specific Plan area. I. Entitlement Approvals Permitted by the Specific Plan Approval of this specific plan establishes the zoning for Carlsbad Oaks North Business Park, setting forth the permitted uses and regulatory criteria and guidelines. Future development of Carlsbad Oaks Nmth Business 1-11 Carlsbad Oaks North Specific Plan Park is subject to all tenns and conditions of the specific plan. This plan serves to implement the General Plan in conjunction with the Planned Industrial (PM) zoning classification on the site. Any details or issues not specifically covered by this Specific Plan shall be subject to the regulations of the Carlsbad Zoning Code. All development will comply with the development standards of the PM zone, Chapter 21.34 of the Zoning ordinance unless otherwise specified herein. Approval ofthis plan does not vest any rights for future approvals of any licenses, discretionary acts or other entitlements necessary for future development within Carlsbad Oaks North Business Park. An Environmental Impact Report, Local Facility Management Plan Amendment, Tentative Map, Special Use Pennit, Hillside Development Pennit and Planned Industrial Pennit have been processed concurrently with this Specific Plan. Future discretionary approvals required prior to development in the specific plan area shall include one or more of the following: P1-a~-fu«ustrial PermitsMinor Site Development Plan Non-Residential Planned Development Pern1it (as appropriate) Conditional Use Pennit (as appropriate) J. Severability Clause In the event that any regulation, condition, program, or portion ofthis specific plan is held invalid or unconstitutional by the California or Federal Court of competent jurisdiction, such portions shall be deemed separate, distinct and independent provisions, and the invalidity of such provisions shall not affect the validity of the remaining provisions thereof. 1-12 Carlsbad Oaks North Specific Plan palomar Airport Road Legend [f!ZJ Onsite General Plan Designations [PI and OS) LZJ Offsite General Plan Designations [PI and OS) Figure 5 l.adwig Design Group Existing General Plan 1-13 Carlsbad Oaks North Specific Plan palomar Airport Road Legend ~ Proposed General Plan Designations (PI and OS) EZJ Existing General Plan Designations [PI and OS) Figure 6 ladwig Design Group Proposed General Plan 1-14 Carlsbad Oaks North Specific Plan Legend c=J Entre Site is Currently Zoned P-C LP~I\1] Proposed Zoning (P-M and 0-S) Ladwig Design Group palomar Airport Road 1-15 Figure 7 Proposed Zoning Carlsbad Oaks North Specific Plan II. LANDUSE A. Introduction This section describes the Carlsbad Oaks North Specific Plan, its goals and proposed land uses. It begins with an overview of the site's opportunities and constraints for development, including land use compatibility issues, natural and cultural features, and infrastructure considerations. A general development concept follows, which describes the proposed land uses. Goals, objectives, and policies follow, which will provide the framework for future development of Carlsbad Oaks Nmih Business Park. B. Opportunities and Constraints 1. Land Use Compatibility Issues Carlsbad Oaks North Business Park is compatible with the existing industrial developments to the south (Carlsbad Oaks Business Center) and west (Faraday Industrial Park). Its proximity to the Dawson Los Monos Reserve to the nmih and the residential development in the City of Vista to the east will require special consideration to achieve compatibility with respect to noise, hazards and aesthetics. The development also lies within the flight activity zone of Palomar Airport. To achieve compatibility with Palomar Airpmt and to meet FAA requirements, a building height restriction matching the highest natural elevation on the property will be required. 2. Natural and Cultural Features The most significant natural feature on the site is the Agua Hedionda Creek and its southern fork, La Mirada Creek, which cross the southerly portion of the parcel. Natural plant communities along this area include oal< riparian forest, oak woodland, willow scrub, and marshes. Much ofthis natural habitat will be preserved. On the remainder of the site are gently rolling shrub-covered hills previously cultivated for agricultural purposes. Predominant plant communities here include chaparral and coastal sage scrub. Several eroded hillsides contain gullies. To the north of the site lies the 218 acre Dawson Los Monos Reserve. This sensitive area is part of the University of California Natural Land and Water Resources System and is used by the university for scientific and educational purposes. A 300' buffer between the Reserve and the project is proposed (see Figure 10, page II-10). 11-1 Carlsbad Oaks North Specific Plan Cultural sites are located within the boundaries of Carlsbad Oaks North Business Park. The sites have been identified and will require further investigation or possible mitigation prior to grading or disturbance. 3. Infrastructure Considerations The alignments of Faraday Avenue and the extension ofEl Fuerte have been carefully considered to minimize impacts on La Mirada Creek and still function as intended by the Circulation Element. Creek crossings, which would have been originally required by the General Plan alignment, have been eliminated by moving the alignment ofEl Fuerte westward. The only remaining creek crossing occurs where the creek narrows, so that the impacts are lessened. The City's Sewer Master Plan calls for the construction of the South Agua Hedionda Interceptor Sewer from the Raceway property near Melrose A venue at the Carlsbad/Vista boundary northwesterly through Carlsbad Oaks North Business Park and -County of San Diego property, along Sunny Creek to the existing line recently constructed for the "Terraces" residential subdivision. The South Agua Hedionda Interceptor Sewer cannot be constructed north of Faraday Avenue due to environmental constraints. Therefore, the sewer alignment consists of a gravity sewer within an existing sewer easement road south of Faraday Avenue from the Carlsbad Oaks North eastern boundary to the El Fuerte Street right-of-way where it continues north to Lot 9. At Lot 9, the sewer will become a force main sewer utilizing a pump station. The force main sewer will be constructed within the rights of way ofEl Fuerte Street north to Faraday Avenue and west in Faraday Avenue to El Camino Real and north to the connection of the South Agua Hedionda trunk sewer near College Blvd. Vista Sanitation District has indicated that they will relocate two existing force mains from onsite easement location to Faraday A venue, westerly to the County of Sat1 Diego property an.d to El Camino Real. 11-2 Carlsbad Oaks North Specific Plan "Page Intentionally Left Blank" 11-3 Carlsbad Oaks North Specific Plan Legend less I co~ttJI So~e ~~..~n..1b lY•k( I .S:>utnern M t<oo C[taporraV Nutlolf' SCrub C>al: ~ S:)ufMunM,JrairneChapanot ~ Coyot<;; Brush SCrub !LoW! >:>utr-.ern Ccas U>,.., Oav IM.Xdr.)nd [@ 3c•uthemCoost u,..,_Oak Ripar>:m fOr'-"St ~ SOuthern \11/ifb,-, &;rub l1WMI freohw<:lter M<:l!;;r, lobV I 0pSn )Jlfi"Jter !c.<.1Mj Ctsmont<.meAII<oli ~/K.'lr5h M::iL Valley Need .. gKES Grassk:lnd Non-Nell We Gr.1sskJnd Orrcmental Revegetafk)n Ladwig Design Group Dlslurbe<::llic:>bikl! Fre51"r8oter Seep Dlslurbe<::l vvetl(1f"d Dew;;lope.~ !Drd 3outMrnCOtiON,'JOO<.:i ·WillOw RipariOn Fore<! Mu"' F<:il s-.::rub Ernergent-!land Coosta13age · O.op:;,nal!>.."!rub Exotk: Ves;,Jek1fion Agrk:ufiure 11-4 No Scale 1'-lote: Offste Faraday .Avenue con,-:;truction e~ends toOnonWay Figure 8 Vegetation Types Carlsbad Oaks North Specific Plan Legend I svvs I soutr,eun VViiiO'I't Scrub IFWMI Freshwoter Marsh I OW I Open Water iCAMl Cim·,ontant> Alkali rvbJsh I F~VS I Frt>st'iwoter seep I DIN I Disturbed 1;1/etlond lct!\11-'1 SOutr,;;;m Cott_:,n .... :ood-Willow Riparian F<.1rest MFS MuiB F<.1t Scrub Efi411V jORFi CZl Emergent v\~tland SouthBrn Cooot Live Oak Riparian ForeW Non-Wetk:md \<Voters of the u.s. "Oitl' is rot <:1 weflord .;t):;.;;pt \\hoKe a juioclifionol l:x!..Jrd·~'Y e>ist~ in \'Aid"\ oooo if is detr.ed by fne area of ihe jui~icfi<:nall:.c1.r.dory only t.odwig Design Group 11-5 No SCale Note: Offsite Faroday Avenue construction el&ertds to Orion 'vVO>' refer to Tentative lvlop 97-13 for more detail Figure 9 Wetlands and Non-Wetlands Carlsbad Oaks North Specific Plan C. General Development Concept The Carlsbad Oaks North Business Park is a planned industrial development that will consist of several different uses such as industrial, research and development, office and auxiliary commercial uses. The Tentative Map consists of23 industrial lots, ranging in size from 2.6 acres to 20.8 acres, 1 open space lot (#9) for a future pump station and/or recreational use, and 3 open space lots. Industrial pad acreages range in size from 1.8 to 20.6 acres. Auxiliary or conditional uses that directly support the industrial park are required on either Lot 1 or 2, and may be permitted on lots that front on Faraday Avenue, subject to the issuance of a Conditional Use Permit. Access to the industrial park will be provided from El Fuerte Street and Faraday Avenue. The intemal circulation consists of a loop street with cui-de-sacs. The driveway locations (shown on the Tentative Map) have been designed to be consistent with current location and engineering requirements (see Figure I 0, Page II- 10). Preservation of open space, and particularly the large open space habitat corridor that wraps around the Specific Plan area from the north to the southeast, is an important aspect ofthe Specific Plan. Open space constitutes the largest single land use within the Specific Plan area, and much of the Specific Plan open space is in this large, contiguous habitat corridor. Other open space areas include employee eating areas, a pedestrian trail system, landscaped setbacks, and slope areas. All designated open space areas are to be maintained by the Carlsbad Oaks North Business Park Association until such time that ownership is transferred to a natural lands management entity. Four open space categories are addressed within the Carlsbad Oaks North Specific Plan Area. 1. Open Space for the Preservation of Natural Resources 219.5 acres are dedicated as open space. The large open space habitat COITidor, which wraps around the Specific Plan area fi·om the northwest to the southeast, is preserved as part of the City of Carlsbad's Habitat Management Plan. This open space comprises signifi.cant environmental and aesthetic resources including segments of Agua Hedionda Creek and La Mirada Creek. 11-6 Carlsbad Oaks North Specific Plan 2. Open Space for the Managed Production of Resources This area has not recently been used for agricultural purposes, or mined for mineral reasons. No portion of the Specific Plan will be reserved for the production of such resources. 3. Open Space for Outdoor Recreation This project will provide 1.3 -miles (6,800 linear feet) of Pedestrian Trail. This project will provide 0.8 acres of private recreational facilities (employee eating areas). 4. Open Space for Public Health and Safety A limited amount ofmanufaetured slopes adjacent to natural areas is maintained in open space. Where Faraday Avenue and the creek intersect several open space features will be constructed. An oversized culvert is proposed under Faraday Avenue to serve as a drainage facility. The culvert is proposed at or near the flow line of the existing water course. The location of the Faraday Avenue crossing was chosen to eliminate a creek crossing with El Fuerte Avenue and there is a natural narrow area which reduces wetland impacts. A separate animal crossing will be constructed here. Based on drainage studies for the project, a detention basin is required to mitigate impacts further downstream near El Camino Real (at the Rancho Carlsbad Mobile Home Park). A dike is proposed upstream from Faraday A venue to pond water up to elevation 240 and will back up water from the dike. D. Goals and Policies Goal A. Establish an industlial development that will strengthen the City's tax base and provide increased job opportunities for local residents. D Policy Al. Allow for the development of approximately 167 acres of industrial, research and development, and office uses, and related auxiliary or conditional uses. D Policy A2. Allow for the development of approximately 44 acres of auxiliary commercial uses on lots that front Faraday Avenue. Goal B. Establish an attractive industrial development that will blend the natural and built environment, and create a high quality industrial development. 0 Policy Bl. Set development standards and· design guidelines that will create a well- designed and aesthetically pleasing industrial park. Ll Policy B2. Develop a landscape concept that creates the industrial development's character. Develop a rich landscape character which will attract top quality businesses and industrial users while balancing project-wide continuity, tenant visibility, employee recreational needs, maintenance concerns and the surrounding natural resources. Establish landscape standards to address Entry Areas, Major 11-7 Carlsbad Oaks North Specific Plan Parkways, Slopes, View Opportunities, Perimeter/Native Edge Conditions, Brush Management and the Individual Lot Development. D Policy B3. Establish a Carlsbad Oaks North Business Park Association to maintain all landscaped open space areas and an architectural review committee to review the design of future industrial buildings. Goal C. Grading and drainage approaches for the site should build on the topographic character of Carlsbad Oal\S North Business Park. D Policy Cl. All grading within the Specific Plan area will be in accordance with the requirements of Carlsbad's Hillside Ordinance. D Policy C2. Establish a storm water management system (SWPP) which utilizes, to the extent feasible, natural drainage courses, and best management practices to improve environmental quality of water runoff prior to discharge from the site. Goal D. Create an open space system that protects and conserves the natural resources while encouraging public awareness and appreciation of the fragile ecological areas surrounding the La Mirada Creek and Agua Hedionda Creek (see Figures 10 and 12, pages II-10 and H-12). D Policy Dl. Increase public awareness of the La Mirada Creek area by creating vistas along Faraday Avenue and El Fuerte Street of the large expanses of natural open space. [] Policy D2. Provide an open space buffer around the La Mirada Creek and Agua Hedionda Creek through dedication of an open space easement over 219.5 acres as part of the City's HMP preserve system. D Policy D3. Landscaping of manufactured slopes adjacent to open space areas shall be naturalizing, blending with the native vegetation. D Policy D4. Ensure the maintenance of the open space is in accordance with HMP interim and permanent maintenance provisions. D Policy DS. Dedicate a public pedestrian trail easement through the open space over the existing utility access road. Goal E. Protect the Dawson Los Monos Canyon Reserve. D Policy El. Establish a 300' average buffer along the northern boundary ofthe industrial lots. [] Policy E2. Landscaping of manufactured slopes adjacent to the buffer shall be a naturalized, non-invasive seed mix. Goal F. Provide a circulation system that facilitates movement and access needs of automobiles, pedestrians, and bicyclists. D Policy Fl. El Fuerte Street and Faraday Avenue shall be designed in accordance with the Secondary Alterial street standards. The internal loop street and cul-de-sacs shall be designed in accordance with Industrial street standards with sidewalks and bike lanes. 11-8 Carlsbad Oaks North Specific Plan 0 Policy F2. Provide approximately 1.3 miles of pedestrian trail. 0 Policy F3. Encourage the use of alternative modes of transportation through: 0 Provision of a safe and efficient pedestrian circulation system. 0 Provision of potential locations for future bus stops within the Specific Plan area (the exact location to be determined at the time of Tentative Map approval). Goal G. Minimize impacts to the adjacent residential development (see Figure 11, page 11-11). 0 Policy Gl. Establish an adequate separation between existing residential and future industrial uses through implementation of minimum setbacks and possible limitation to office uses (to be determined by enviromnental analysis), with a berm or block wall to mitigate impacts. 0 Policy G2. Landscaping along the setback shall be carefully chosen and located to achieve maximum screening potential. 11-9 Carlsbad Oaks North Specific Plan 30' min. Fqe Suppresron Se~ock (frorn proper'y line) Planned Industrial Lots Auxiliary Use l.ot; Eating Aroos (let 9 only ff not used tcr pump s!Otiol"'j !ron in RlQhf-of.Woy I ~;~;J SGwer Easement (wlfu Pedestrian TtoU only In lot 11) Driveway Locations [~!] PrlmOfY Entry Monumenlollon ~] Sacondrny Entry lvlonuf11E!'f1lotion .J Londsco:pe Setback Lir!e!> 11-10 75' • !50' Building Se100ck 60' Min. Londscope Sulfe! ··---·--·--·~ 1NOrthr ~ Note: Offslte Frno<:lay Avenue COf'.slructlon e:<!Gnds to Odon Way referlo Tenloffw; Map 97-13 for mow detail Figure 10 Land Use Plan Carlsbad Oaks North Specific Plan 300' min. Open Space Easement (to pad) Suppression Setback ---------... --------------___ .... ------------- Northern Boundary Section 1 1 0' Drainage ,. "' Easement : Existing 1 Residence ' ., ..... I _,-----------------,---- 6' Block Wall Eastern Boundary Section 2 150' Minimum Buildin Proposed Ground 1 0' Drainage Easement I ,. "' " Existing Residence ... I ' ... I I Existing Ground~ -------------------_ -----·----------'-· --------------- Eastern Boundary Section 3 Ladwig Design Group 11-11 Figure 11 Boundary Cross Sections varies 10' Carlsbad Oaks North Specific Plan 20' Easement L_ ____ l 0' all-weather path (location varies within easement). Trail wlll be aligned over 84' the existing utility access road and improved as necessary. lANDSCAPE BUFFER El Fuerte Street 1 Faraday Avenue Figure 12 Ladwig Design Group Trail Detail 11-12 Carlsbad Oaks North Specific Plan Legend 1 c0-2o 1 Cut: 0-20' depth §~ Cut: 20'-40' depth No Scale r--;:10+ -, Cut: 40'+ depth 1 ro-20 t Fill: 0-20' depth 1 f20·40 1 Fill: 20'-40' depth [:4o+j Fill: 40'+ depth Figure 13 Ladwig Design Group Grading Concept 11-13 Carlsbad Oaks North Specific Plan Ill. DEVELOPMENT STANDARDS AND DESIGN GUIDELINES This section provides standards that will allow unique site planning and building design on individual parcels while maintaining regulations assuring the development of an industrial center of excellent quality. Various setbacks, building separations, building heights and architectural styles will result from the various building types and land uses and prevailing topography. In accordance with Section 21.34.050 a separate ~ fndustrial PennitMinor Site Development Plan shall be required to be submitted for review and approval by the ¥l£ffi:fllflg'-b'ltreE;tffl''id!:Y.J::.illi~ for each industrial lot proposed for development within the Specific Plan boundaries. Except as modified by this plan, all projects shall comply with the Planned Industrial (PM) Zone development standards (Section 21.34.070), Sign Ordinance (Chapter 21.41), and the Parking Standards (Chapter 21.44) of the Carlsbad Municipal Code. In instances where a non-residential planned development is proposed, a Non Residential Planned Development Permit shall be approved by the Planning Commission in accordance with Chapter 21.47 ofthe Carlsbad Municipal Code. A. Permitted Uses All uses shall conform to the general development concepts for a high-quality business park, with all standards and restrictions established by this plan and with the CC&Rs. Uses in Carlsbad Oaks North Business Park will be limited to light-and medium-industrial uses, research and development uses, industrial support and services uses and professional office uses, provided that such uses are confmed within a building or buildings and do not contribute excess noise, dust, smoke, vibration, odor or toxic or noxious matter to the surrounding environment nor contain a high hazard potential. Uses permitted shall comply with the provisions of this document. In addition, the following conditions restricting the use of hazardous materials shall be required: 1. No project faci1ities located within 1,000 feet of any residential unit shall store, handle, or use toxic or highly toxic gases as defined in the most currently adopted fire code at quantities that exceed exempt amount as defined in the most currently adopted fire code. 2. Facilities that store, handle, or use regulated substances as defined in the California Health and Safely Code 25532 (g) in excess of threshold quantities shall prepare risk management plans for determination of risks to the community. 111-1 Carlsbad Oaks North Specific Plan 3. Facilities that store, handle, or use any quantity of a toxic or highly toxic gas as defined in the most currently adopted fire code, which are also regulated substances as defined in the California Health and Safely Code 25532 (g) shall prepare an offsite consequence analysis (OCA). The analysis shall be performed in accordance with Title 19 of the California Code ofRegulation 2750.2 through 2750.3. If the OCA shows the release could impact the residential community, the facility will not store, handle, or use the material in those quantities. If a decrease in the quantity of material reduces the distance to toxic endpoint to where the community is not impacted, the facility shall be able to utilize the material in that quantity. Computer models may be utilized as a tool to determine the distance a hazardous material can travel if released to the atmosphere: Parameters such as temperature, wind speed, atmospheric stability, and quantity released, material properties, and type of release (e.g., pressurized gases) is considered by these models. Models can by overlayed onto maps, which will show the distance to toxic endpoint in the event of a release. These models can be performed under "worst case" meteorological conditions and chemical release. Under this situation, the maximum harm potential is determined from the most sophisticated method available to ensure community safely. 1. Primary Uses Those uses that are pem1itted in the Carlsbad Oaks North Business Park upon the approval of a Planned Industrial Permit shall be those that are listed in Section 21.34.-020 of the Carlsbad Municipal Code and those uses permitted with a Conditional Use Pennit in Section 21.34.W4)..02Q.;ofthe Carlsbad Municipal Code, except that all uses must conform to items 1-3 above regarding the use of hazardous materials. All uses will conform to Section 21.34.090 ofthe Carlsbad Municipal Code unless otherwise specified herein, which limits potential noise, odors, vibrations, humidity, heat, glare, or high intensity illumination. This section also requires that all uses meet air quality standards, requires manufacturing to be indoors, and disallows outdoor storage and loading areas adjacent to non-industrial properties. 2. Auxiliary Uses Those auxiliary uses which directly support the industrial park and are listed in Section 21.34.W4)..020 of the Carlsbad Municipal Code, may be permitted upon lots 1, 2, 5,_6, and 8 subject to issuance of a Conditional Use Pennit in accordance with the Conditional Uses Ordinance, Chapter 21.42 of the Carlsbad Municipal Code. +e ensure that commeroial services are available to the occupants ofthe Carlsbad Oaks North-gHsiness Park and the s1:1rrounding industrial areas at a conveRient and accessible fficat1en;~-ef.w.'O lots (Lot l or Lot 2) located at-the iRtersection ofE! Fuer-te-.Street-AAEi-Far-adayA-venue--shttl-1-be reserved for commercial support use. /\ 111-2 Carlsbad Oaks North Specific Plan 111-3 Carlsbad Oaks North Specific Plan 3. Passive Open Space Use Areas and Eating Areas Two community passive view areas/eating areas will be developed within the Carlsbad Oaks North Business Park, with the possibility of a third. The first area is located at the intersection ofEI Fuerte Street and Faraday Avenue, on the eastern edge ofLot I. The second area is on the south side of Faraday Avenue, opposite the intersection ofFaraday Street and the easterly intersection of"D" Street. A third passive open space site may be provided on lot 9, provided that lot 9 is not utilized as a pump station (see Figure 14, page Ill-18). Each of these locations will afford users an opportunity to view the native open space areas, which are a unique feature of the site. Passive outdoor uses such as individual lunches, small informal employee gathering or "breaks" from work are intended for these sites. These sites shall be installed by the developer and provided for the tenants of the Carlsbad Oaks North Business Park prior to occupancy of the first industrial building. 4. Open Space Open Space Lots 10, 11, and 12 are subject to the provisions of the Open Space Zone, Chapter 21.33 of the Carlsbad Municipal Code, except as otherwise provided herein, and shall be subject to any future management plan approved by the City and implemented by a natural lands management entity. No encroachment or development shall be permitted, except as required for biological mitigation, passive recreation areas, utility easements, and trails including any necessary fencing and signage, as shown on Carlsbad Tract Map CT 97-13, required by Program EIR 98-08, and/or this document. B. Parking All parking shall be provided onsite. The parking requirement for all uses shall comply with Chapters 21.44 of the Carlsbad Municipal Code. Where two or more uses occupy a single structure the parking requirement shall be detennined by calculating the requirement for each use individually based on its proportional share of total floor area. No change to a ~se requiring more parking will be allowed unless the additional parking is provided. If the additional parking is not provided, the City shall deny the appropriate permit or license for the new use. No parking shall be allowed in the required front yard and street side yard setbacks. No credit shall be given for on-street parking. 111-4 Carlsbad Oaks North Specific Plan The size and access of all parking spaces and aisle-ways shall follow the standards as provided in Section 21.44.050fafi·l}·_ofthe Carlsbad Municipal Code. No parking overhang will be allowed into any required setback area. Parking overhang will be allowed only in special specific situations as reviewed and approved by the Planning DirectorCity Planner on a case-by-case basis. In no case shall parking overhang be allowed for compact car spaces. Parking structures shall be located away from Faraday Avenue and El Fuerte Street and shall be screened from public view to the maximum extent possible. Above ground structures should utilize landscaped earth berms around the edges to reduce the apparent height of the structures. Architectural treatment, building materials and colors shall be consistent with surrounding buildings. Architectural treatment (e.g., moldings and joints) should be utilized to provide relief on large walls. Decorative screens, planter boxes, and/or trellis elements of durable high quality materials and vine planting are also required on each level to screen and soften the appearance of parking stiUctures. Section .QJ..d-E.3(d) of this chapter identifies the landscaping standards within the parking lot areas. C. Building Setbacks Except as otherwise provided herein all setbacks within the Carlsbad Oaks Specific Plan area shall be subject to and consistent with Section 21.34.070 f2}(Aj-(B) (C) and (D) of the Planned Industrial zone. For the purpose of this Specific Plan, front and street side yard setbacks are defined as the minimum distance from the ultimate right-of-way line of the frontage street. Side and rear setbacks shall be measured from the property line. Setback areas shall be landscaped and irrigated in accordance with this plan and the PM zone. l. Special front setback for Lots 15-19, and 27: Lots 15, 16, 17, 18, and 19 shall have a minimum 25' setback, or to top of slope, whichever is greater, exclusive of any driveway other than a driveway perpendicular to the fronting street that provides access to the lot Lot 27 shall have a minimum 25' front setback on Street C if an average 35' setback is provided on Street D. Improvements Within Setbacks: The following improvements are specifically permitted in the street- side setback, unless otherwise specified in this section: a) Walks; 111-5 Carlsbad Oaks North Specific Plan b) Driveways that run perpendicular to a fronting street and provide direct access from the street to parking areas shall be pennitted. However, upon approval of the Planning DireetorCity !:lrumer, the landscaped portion of the setback may be reduced to 35' to accommodate a driveway along the portion of the setback furthest from the right-of-way ofEI Fuerte Street and Faraday Avenue, or within 25 feet of the right-of-way line of the interior streets. Any driveways within front-yard setbacks shall be screened from public or private streets by a mixture of mounding and planting to the satisfaction of the ~City Planner. c) Landscaping (with restrictions as listed below); d) Planters, architectural fences or walls not to exceed 3 feet in height. (Excluding sight distance corridors which shall be less than 30 inches above street grade.) e) Monument signs as controlled by this Specific Plan and also subject to sight-corridor restrictions of this plan. In the case of through lots extending from street to street, both street frontages shall be treated as a street setback. 2. Special Rear Building Setback and Landscape Buffer for Lots 8, 13, and 17: a) Lots 8 and 13 rear building setback: A minimum !50' building setback from rear property lines shall be provided. b) Lot 17 rear building setback: A minimum of 150' at the southern property line and a minimum of75' at the northern property line shall be provided (see Figure 10, Page II-10). c) Landscape Buffer (Lots 8, 13, and 17): A minimum width of 60' from the eastern property line that includes a 10' wide drainage swale and 50' oflandscaped buffer, or 10' beyond top of slope, whichever is greater, shall be provided. The minimum 50' wide landscape buffer shall be comprised of a minimum 12' high slope or berm and a uniform 6' high split face masonry wall with pilasters and caps located at the top of slope/berm along the entire eastern prope1iy boundary. 3., Slope Edge Building Setback: In accordance with Hillside Development Regulations, Section 21.95.120fJ..)f+} ofthe Carlsbad Municipal Code, all main and accessory buildings that are developed at the top of perimeter slopes greater than fifteen feet in height shall be set back so that the building does not intrude into a . 7 foot horizontal to one foot vertical imaginary diagonal plane that is measured from the edge of slope to the building. This setback shall be measured from the edge of the slope prior to additional 111-6 Carlsbad Oaks North Specific Plan grading (fill) to extend the slope edge through the use of retaining walls. fu no case shall setbacks be less than otherwise required by this document. 4. Fire Suppression Setback: A minimum building setback of30 feet from the property line shall be required for fire suppression on the lots abutting native vegetation (see Figure 10, page ll-10). The fire suppression setback may not encroach into native vegetation, including manufactured slopes revegetated with native species. D. Minimum Lot Size Except as otherwise provided herein, minimum lot area shall be subject to and consistent with Section 21.34.070fG}@_ofthe Planned Industrial Zone. E. Landscape Architecture 1. Landscape Concept Statement A number offactors have been considered in establishing the landscape character and development criteria for the Carlsbad Oaks North Business Park Specific Plan. The prominent physical features of this hillside site are the generous entry streetscapes, which provide instant overview of the Business Park, large expanses of natural open space, and the site-sensitive graded slopes. These irregular slopes create a clustered development providing opportunities for a natural pattern of plant massing as viewed from a distance, and terraced overviews from the individual building pads. With this in mind, the intended setting for the Carlsbad Oaks North Business Park is reflected in the project's name. Oak trees will serve as a theme tree at entry monuments and along major streetscapes. Clustered groves of trees, planted in informal groupings of the same species, provide the primary support of the theme. Trees should be placed in large, informal groupings with shmbs massed below to give the appearance of being a remnant of an old grove or forest. Additional landscape components such as low maintenance, drought resistant plant material, preservation of existing naturalized and native vegetation, a bmsh management program and sensitivity to the surrounding areas will all contribute to the success of the Specific Plan Area. The following guidelines for the landscape character, themes, treatments and plant material selections are only guidelines and shall not be construed as absolute requirements. Alternative concepts should be allowed as long as careful consideration is given to ensure the creation and enhancement of an aesthetically pleasing environment for this planned development. 2. General Requirements a. All landscaping must comply with the City of Carlsbad Landscape Manual. 111-7 Carlsbad Oaks North Specific Plan b. All areas within the developed area such as setbacks and areas not used for parking or storage shall be landscaped with groundcovers, shrubs, and tree materials. c. Natural Open Space Areas: Open Space Lots 10, 11, and 12 will be maintained in accordance with the approved management plan by the Carlsbad Oaks North Business Park Association until some future date at which time ownership will be transferred to the City ofr it-'-s designee for perpetual maintenance. d. Undeveloped Areas: For those parts of the property, in which innnediate development is not proposed, the property shall be maintained by the developer! owner/lessee. These areas need not be fully landscaped until such time as the Planned Industrial Permit is implemented. All required setback areas shall be fully landscaped and maintained until development occurs. e. Screening: Areas used for parking, trash enclosures and all other accessory buildings shall be landscaped in such a manner as to screen said areas from access streets and adjacent properties. Plant materials for this purpose may consist oflineal or grouped masses of shrubs and/or trees. Landscape screening of parking lots from adjacent roadways and/or single family residences shall be required. No parking overhang shall be permitted at the top of slope. Cars may be screened from tops of slope by a combination of shrubs, trees and low masonry walls. Where parking lots will be visible from public streets at or below grade, the use of landscaped berms shall be used which are of sufficient height to screen parked cars. f. All landscaping shall meet the requirements for sight distance corridors (see Figure 16, page III- 22). g. All landscaping pursuant to this section (except for parking areas and other building pad landscaping), shall be installed by the developer upon completion of mass grading in accordance with the approved landscape plan and maintained through the Business Park association and/or, if approved by City Council, a maintenance district. h. Individual lots: Building pads not occupied by buildings or parking lots shall be entirely landscaped and maintained in accordance with the approved landscape plan. These areas include required setbacks, berms, parking area planting and building perimeters. A minimum of 10 percent of the required parking area inclusive of driveways shall be landscaped. Landscaping in the building setback areas shall not count towards meeting this requirement. i. A detailed landscape and irrigation plan shall be submitted and approved by the Planning I;>ireotorCizy Plrum~r prior to the approval of the final map for any phase ofthis project. 111-8 Carlsbad Oaks North Specific Plan Additionally, a detailed landscape plan shall be approved as part of the Planned Industrial Pem1it requirement for each industrial lot. 11!-9 Carlsbad Oaks North Specific Plan 3. Landscape Treatment Eight different categories of landscape treatment have been identified which represent the vatious landscape conditions that occur throughout the Specific Plan area. These categories describe the landscape treatments unique to each area or condition. Tree suggestions are provided within each classification while project-wide shrub and groundcover suggestions follow at the end of this Section. The Landscape Concept Plan (Figure 14, page III-18) compiles these ctiteria into a graphic form for use as a visual guide for locations and overall site development. The categories are as follows: a. Entry Treatments b. Streetscape and Street-side Setbacks (Major and Minor Streets): Including streets, adjacent slopes and building setback areas c. Interior Slopes and Setbacks: Slopes within the project and setback areas between building pads d. Parking Areas: Parking areas associated with the final building plans e. Passive Open Space Use Areas and Eating Areas: Developer provided passive open use sites and outdoor eating areas £ Perimeter Screening: Perimeter treatments along the north and eastern edge adjacent or oriented toward the existing residences g. Naturalizing I Exterior Slope: Slopes oriented toward the natural open space areas h. Fire Suppression/Slopes i. Suggested Shrubs and Groundcovers (all landscape treatment areas) a. Entry Treatments: One primary and two secondary entry statements providing a sense of arrival will be developed at the intersection of Faraday Avenue and El Fuerte Street and the two main entry points to the Carlsbad Oaks North Business Park at the intersections of Faraday Avenue and Street "D" (respectively). See Figure 14, page III-18. These entry areas will include monument walls or signs along with strong identifying landscape elements. A refined landscape character will be created through the use of certain plant material, enhanced paving, lighting, and contour berming. Groupings of mature oak trees (transplant existing specimen oak trees located onsite where feasible or offsite as necessary) will provide a strong identifying background element at the entries along with other accent trees, accenting shrubs and groundcover. 111-10 Carlsbad Oaks North Specific Plan Entry/Monument tree suggestions: Quercus agrifolia Pyrus species Pinus species b. Streetscape and Street-side Setback Areas: Coast Live Oak Ornamental Pears Pine The streetscape area encompasses the street right-of-way, the adjacent street-side setback area and any additional slope area, which is oriented toward the street throughout the Business Park. An overall landscaping program comprised of an effective combination of street trees, tree massing, shrubs and ground cover shall be established to unifY the development. A 50-foot landscaped setback is provided along El Fuerte Street and Faraday Avenue. Streets A, B, C, and D shall include an average 35' wide landscape easement that promotes greater continuity through Carlsbad Oaks North Business Park as well as with the adjacent Carlsbad Oaks West and Carlsbad Oaks East Business Parks. It also affords opportunities for enhanced landscape treatment within the streetscape areas, as well as providing additional distance between the travel lane and future buildings. Large, street-facing slopes should be densely planted with shrub material of varying height and groundcover to minimize the constructed quality of the slopes and maintain a more natural appearance. Slope trees should be planted in large, informal groupings ofthe same species to create a dense "grove" effect. While dense tree planting is preferred, special attention should be given to preserve view opportunities. Tree placement should be done with reference to anticipated location of all structures. 1) Major Streets (EI Fuerte and Faraday Avenue): Except for approved driveway and sidewalk locations, the entire area between the curb and the building setback line along with any additional slope area which is oriented toward the street shall be landscaped and maintained by the developer, Carlsbad Oaks North Business Park association or maintenance district. Street tree planting shall be formal along these streets. 2) Industrial Streets; Except for approved driveway and sidewalk locations, the entire area between the curb and the building setback line along with any additional slope area which is oriented toward the street shall be landscaped and maintained by the developer, Carlsbad Oaks North Business Park association or maintenance district. Street trees shall be planted in informal groupings. 3) Berms: The landscaping in all street-side setbacks shall include berms to screen parking where possible and as noted below. The average height of berms along major streets and Street "D" shall be 36 inches. The height of the berm shall be measured from street curb or parking lot curb, whichever is higher. When the parking area is more than 36 inches below 111-11 Carlsbad Oaks North Specific Plan street level, the be1m may be reduced to 18 inches. Berms arc not required where the entire area between the street and building is to be landscaped and free of parking. §.~) Intersections: Accent or enhanced landscaping shall be provided at key intersections throughout the business park. Landscaping and berms, not including trees, will be limited to a height of30 inches within the triangle formed by a line extended between points 45 feet distant from the intersection of the right-of-way lines prolonged. Collector and arterial streets shall confonn to AASHTO sight distance requirements -(see Figure 16, page III-22). 6_;1) Driveways: Landscaping and berms, not including trees, will be limited to a height of 30 inches within the triangle formed by a line extended between points 45 feet distant from the intersection of the right-of-way Jines prolonged. :t-Q.) All landscaping planted within San Diego Gas & Electric or other utility company easements shall conform to the standards applied to those easements and shall be approved by SDG&E. &1) All screening trees shall be evergreen varieties. Streetscape and Street-side setback tree suggestions: Querc.us agrifolia Koelreuteria paniculata Pinus species Alnus rhombifolia c. Interior Slope and Setback Areas: Coast Live Oak Goldenrain tree Pine Alder All manufactured slope banks adjacent to a public roadway and all interior manufactured slope banks 4 feet and higher shall be stabilized, planted with a combination of trees, shrubs, and ground cover and irrigated consistent with the City's Landscape Manual. 'I11ese slopes are predominately manufactured or man-made and located between building pads as either a rear or side slope. Within these areas, the main objective of the plant material is to stabilize the soil, provide screening and address view opportunities. The plant material will be more ornamental than native, yet should be of a drought resistant nature. Trees should be planted in large, informal groupings of the same species to create a "grove" effect. While dense tree planting is preferred, special attention should be given to preserve view opportunities. Tree placement should be done with reference to anticipated location of all structures and maintaining access to their "front door". The trees shall be placed more frequently in the lower portions of the slope to afford the lower lots privacy and preserve distant overviews from upper lots. 111-12 Carlsbad Oaks North Specific Plan Interior slope and setback tree suggestions: Pinus species Tristania conferta Quercus agrifolia d. Parking Areas: Pine Brisbane Box Coast Live Oak Trees, equal in number to one per four parking stalls shall be provided throughout all private on-site parldng areas. Trees pertaining to this requirement shall be located within the parking area, exclusive of building setback areas. The trees may be clustered, grouped or distributed evenly across the area. Evergreen canopy trees with minimal litter shall be used within parking areas. Planter islands shall be per the City of Carlsbad's Landscape ManuaL Landscaping or any combination oflandscaping, mounding and decorative walls shall be used to provide screening of all parking areas from adjacent property or streets to a height of 3 feet. Parking area tree suggestions: Pyrus species Cupaniopsis anacardiodes Tristania conferta e. Passive Open Space Use Areas and Eating Areas: Ornamental Pear Carrot Wood Brisbane Box Two passive open space and eating areas (with the possibility of a third) will be developed within the Specific Plan. These sitse.§ shall be installed by the developer and provided for the tenants of the Carlsbad Oaks North Business Park. Located on the eastern edge ofLot 1, adjacent to Faraday, this site affords users an opportunity to view the native open space areas, which are a unique feature of the site. A future passive open space use area may also be provided on Lot 9, provided that lot 9 is not utilized as a pump station. Passive outdoor uses such as individual lunches, small informal employee gathering or "breaks" from work are intended for all these sites. Shade structures, seating and picnic tables would be provided. Plant material shall consist ofturfed areas, shade trees, shrubs and groundcover. Slm1bs to be kept low for security purposes. Outdoor Eating area tree suggestions: Quercus species Pyrus species Lagerstroemia indica 111-13 Oak Ornamental Pear Crepe Myrtle Carlsbad Oaks North Specific Plan Platanus acerifolia London Plane Tree Populus nigra "Italica" Poplar f. Perimeter Screening Areas: Slopes along the north and eastern edge of the property, adjacent to Dawson Los Monos Canyon Preserve and residential areas respectively, require plant material with screening qualities. Each area to be planted shall be carefully evaluated and plant material located to achieve maximum screening potential. Planting shall be placed in reference to anticipated building locations. To screen views of buildings at higher locations, large shrubs should be massed at top of slope with dense, screening trees placed further down the slope. To screen views of buildings at lower locations, trees and shrubs should be massed at top of slope. Plant material for screening should be predominately evergreen. Native plants shall be used to the greatest extent feasible in the landscaped areas adjacent to and/or near mitigation/open space areas and/or wetland/riparian areas. The introduction of invasive exotic plant species to the landscaped areas adjacent to and/or near the mitigation/open space areas and/or wetland riparian areas shall be prohibited. Exotic species not to be used include those species listed on Lists A and B of the California Exotic Pest Plant Council's list of "Exotic Pest Plants of Greatest Ecological Concern in California as of October, 1999." This list includes such species as: pepper trees, pampas grass, fountain grass, ice plant, myoporum, black locust, capeweed, tree of heaven, periwinkle, sweet alyssum, English ivy, French broom, Scotch broom, and Spanish broom. Perimeter screening area tree suggestions: Pinus species Quercus species Tristania conferta Ceratonia siliqua g. Naturalizing I Exterior Slope: Pine Oak Brisbane Box Carob Tree Perimeter slopes are manufactured slopes that abut both a building pad and open space or native I naturalized planting. Where naturalizing slopes are adjacent to interior slopes, a transitional planting area shall be created in the lower third of the slope to carefully blend the two treatments to appear more natural. The plant palette for this transition zone is to be approved by a biologist prior to installation. Slopes shall be planted to blend with the native vegetation, and yet produce a low fuel or fire suppression situation. Trees shall be placed in groups of the same species. Careful consideration will be given to screening buildings and parking Jots where viewed across large open space areas. Naturalizing I Exterior slopes shall require permanent irrigation and minimal maintenance to eventually 111-14 Carlsbad Oaks North Specific Plan naturalize. The irrigation should be reduced incrementally in the lower areas to allow the plants to become less and less dependent on irrigation water and fully naturalize to the site. Native plants shall be used to the greatest extent feasible in the landscaped areas adjacent to and/or near mitigation/open space areas and/or wetland/riparian areas. The introduction of invasive exotic plant species to the landscaped areas adjacent to and/or near the mitigation/open space areas and/or wetland riparian areas shall be prohibited. Exotic species not to be used include those species listed on Lists A and B of the California Exotic Pest Plant Council's list of"Exotic Pest Plants of Greatest Ecological Concern in California as of October, 1999." This list includes such sp<;cies as: pepper trees, pampas grass, fountain grass, ice plant, myoporum, black locust, capeweed, tree of heaven, periwinkle, sweet alyssum, English ivy, French broom, Scotch broom, and Spanish broom. Naturalizing slope tree and shrub suggestions: Pinus species Platanus racemosa Quercus species Arbutus unedo Sam bucca mexicana Artemisia californica Erioginum fasciculatum Rhus spp. Salviaspp. Baccharis pilularis Native hydroseed mix (see also suggestions in section h) h. Fire Suppression Setbacks __ Pine California Sycamore Oak Strawberry Tree Mexican Elderberry California sagebrush Buckwheat Coyote Bush Much of the open space consists of areas of brush vegetation. These can produce a fire threat to structures if not treated properly. An adequate separation between structures and high fire fuel vegetation (30-foot minimum) shall be provided. This buffer shall not extend outside property lines into native vegetation. The following list provides suggested tree, shrub, and groundcover species suitable for planting within this 30' fire suppression buffer (see Figure 10, Page ll-10). Final selection of species to be done under the direct supervision of a biologist familiar with the adjacent habitat. 111-15 Carlsbad Oaks North Specific Plan Fire Suppression Setbacks -Naturalizing Landscape Shrubs: Ceanothus verrucosus Ceanothus tomentosus Limonium californicum Carpenteria californica Comarostaphylis diversifolia Groundcover: Atriplex canescens Baccharis pilularis Lonicera subspicata var. denudata Wart Stemmed Ceanothus __ Ramona Ceanothus Western Marsh Rosemary Bush Anemone Summer Holly Four-wing Saltbush Coyote Bush San Diego Honeysuckle Ceanothus griseus horizontalis 'Yankee Point' Carmel Creeper Native Hydroseed Mix-in consultation with Biologist (to exclude restricted high fuel species) Fire Suppression Internal Facing Slopes Shrubs: Raphiolepsis indica India Ha\Vthorne Abelia grandiflora,'Edward Goucher' Abelia Rosmarinus officinalis Rosemary Leptospermum scoparium New Zealand Tea Tree Leucophyllum frutescens Texas Ranger Chrysanthemum maximum __ Shasta Daisy Phormium tenax New Zealand Flax Photinia fraseri Photinia Abelia grandiflora Abelia Viburnum spp. Escallonia spp. Ground cover: Mimulus aurantiacus San Diego Monkeyflower 111-16 Carlsbad Oaks North Specific Plan Gaura lindheimeri 'Siskiyou Pink' Artemisia 'Powis Castle' Geranium incanum Oenothera berlandieri Trachelospermum jasminodes Cranes bill Mexican Evening Primrose Star Jasmine i. Suggested Shrubs and Groundcovers (all landscape treatment areas) The following is a list of suggested shrubs and groundcover to be used within each of the landscape treatment areas throughout the project. They are categorized by intended use. Accent Shrubs, Ornamental and Massing Shrubs: Raphiolepsis indica India Hawthorne Abelia grandiflora,'Edward Goucher' Abelia Rosmarinus officinalis Rosemary Leptospermum scoparium New Zealand Tea Tree Lavandula augustifolia English Lavender Leucophyllum frutescens Texas Ranger Chrysanthemum maximum Shasta Daisy Salvia leucantha Mexican Bush Sage Phormium tenax New Zealand Flax Plumbago capensis Cape Plumbago Acacia redolens Echium fastuosum Drought Tolerant I Naturalizing Shmbs: Ceanothus venucosus Ceanothus tomentosus Limonium californicum Carpenteria californica Comarostaphylis diversifolia Heteromeles arbutifolia 111-17 Pride ofMadeira Wa1t Stemmed Ceanothus Ramona Ceanothus Western Marsh Rosemary Bush Anemone Summer Holly Toyon Carlsbad Oaks North Specific Plan Rhus integrifolia Lemonadeberry Malosma laurina Laurel Sumac Screening Shrubs: Ligustrum j aponicum Privet Photinia fraseri Photinia Abelia grandiflora Abelia Viburnum spp. Escallonia spp. Ornamental Groundcover: Gaura lindheimeri 'Siskiyou Pink' Heuchera sanguinea Coral Bells Artemisia 'Powis Castle' Gazania spp. Gazania Acacia redo lens 'Desert Carpet' Geranium incanum Cranes bill Salvia sonomensis Creeping Sage Lantana montevidensis Lantana Oenothera berlandieri Mexican Evening Primrose Trachelospermum jasrninodes Star Jasmine Cool Season Lawn Mix Drought Tolerant I Naturalizing Groundcover: Atriplex canescens Four-wing Saltbush Baccharis pilularis Coyote Bush Lonicera subspicata var. denudata San Diego Honeysuckle Ceanothus griseus horizontalis 'Yankee Point' Cmmel Creeper Eriogonurn fasciculatum California Buckwheat- var. foliolosmn San Diego Variety Carlsbad Oaks North Specific Plan Native Hydrosecd Mix to consist of; Artemisia californica California Sagebrush Eriogonum Fasiculatum var. fasciculatum Salvia apiana Lotus scoparius var. scoparius 111--19 White Sage Coastal Deerweed Carlsbad Oaks North Specific Plan Legend miillJ] Association Maintenance Areas [=:J Open Space and Naturalizing Slopes* c=J Existing Trees to Remain Lot Numbers Eating Areas *Note: Open Space Lots 1 0, , and 12 to be maintained by the developer or its successor Trail in Rrght-ot-way In interest until transferred to the City or Its designee. No Scale Offsite Faraday Menue Sewer Easement (with Pedestrian Trail only in Lot 11) construction extends to Orion Way El Fuerte st./ Foroctov Ave. Refer to Concept Landscape Plan Primary Entry Monumentatlon for more detail foraeloy Ave./'D' Street Secondary Entry l'vlonurnentation Ladwig Design Group 111-20 Figure 14 Landscape 1\tlaintenance Areas Carlsbad Oaks North Specific Plan N.T.S. - F A R A D A y v A E Figure 15 Mini-Park Concept 111-21 Carlsbad Oaks North Specific Plan 111-22 No Sc.'Oie Figure 15a Mini-Park Concept For Lot 9 Carlsbad Oaks North Specific Plan F. Maintenance, Architectural Review and Air Quality Control Provisions Prior to final map approval within the Carlsbad Oaks North Specific Plan, the developer shall prepare covenants, conditions and restrictions (CC&Rs) applicable to the entire Specific Plan area. The CC&Rs shall establish a Carlsbad Oaks North Business Park Association, which every lot shall be required to join. Annexation provisions will be included. An architectural review process shall be required that ensures that the design of future industrial buildings incorporates the architectural guidelines required by the Specific Plan. Prior to approval of Planned Industrial Permits, proof that the association architectural review committee has approved the proposed development must be provided to the Planning Department. Maintenance responsibility for setback landscaping, perimeter slopes, recreation areas, streets, parking areas and all common open space areas (including lots 9-12), shall be indicated in the CC&Rs in accordance with the approved landscape plan and landscape maintenance exhibit on file with the City. The maintenance and removal of obstructions in the line of sight corridors at all intersections will be indicated in the project CC&Rs. Open Space Maintenance Responsibilitie.s: The Developer open space maintenance responsibilities for the Open Space Lots shall consist of active maintenance to protect and preserve the quality of the habitat (including but not limited to reasonable prevention of trespass) as required by USFWS and CDFG until some future date at which time ownership will be transferred to the City or its designee for perpetual maintenance. Open Space Maintenance Financial Responsibility/Obligation: Simultaneous with the transfer of ownership of open space to the City or its designee, the Developer shall provide funding or other acceptable financial mechanism to provide for management and conservation in perpetuity. Air Quality Control: The Carlsbad Oaks North Business Park Association shall require that Development and businesses within Carlsbad Oaks North: 0 Encourage commuter usage of busses, carpools and vanpools. U Provide whenever possible, incentives for car-pooling, flex-time, shortened work weeks, and telecommunications and other means of reducing vehicular miles traveled. 111-23 Carlsbad Oaks North Specific Plan 0 Develop and implement employer incentive programs to encourage the placement of strategic bicycle storage lockers, and the construction of safe and convenient bicycle facilities 0 These air quality control provisions shall be indicated in the CC&R's. G. Signs and Graphic Requirements Except as otherwise provided herein, all signs within the Carlsbad Oaks North Specific Plan area shall be subject to and consistent with the provisions of Chapter 21.41 of the Carlsbad Municipal Code (Sign Ordinance). 1. General Standards: a. Community Identity Signs: Signage that identifies the industrial park (community-identity signs consistent with conceptual design shown on Figure 16) shall be allowed in addition to all other signs permitted by this Specific Plan. One (primary) permanent ground sign, not to exceed 75 square feet, identifYing the project will be allowed at the intersection ofEl Fuerte Street and Faraday Avenue, and one (secondary) permanent ground sign, not to exceed 12 feet in length and 4 feet in height, will be allowed at both intersections of Faraday Avenue and Street "D." With the exception of three community-identity (monument) signs, no other freestanding signs shall be allowed along Faraday A venue or El Fuerte Street. b. Project Identity Signs: Monument signs shall be placed at driveway entries only of each individual lot. Signs may not encroach into the public right of way or interfere with sight distance requirements. No monument may be placed around the perimeter of the buildable pad and/or the top of slope away from project entries. c. Community and Project Identity Signs: Monument signs should be complementary to the project theme and corporate setting. d. Building elevations which front along Faraday Avenue and El Fuerte Street shall not have more than one (1) wall sign on that elevation. 2. Trail Si&rnage/Open Space Signage: a. Signage should be used in conjunction with any open space easement fencing and along any trails which border rare plant populations. Note: Refer to the City of Carlsbad Open Space and Conservation 111-24 Carlsbad Oaks North Specific Plan Resource Management Plan for trail marker design concepts and road crossing and information signage concepts. b. The actively utilized mountain bike and hiking trails within the project site boundaries should be regularly bounded by signage that prohibits/discourages human intrusion into surrounding native habitats. These signs shall not identifY specific rare plant locations, but when warranted shall indicate the presence of particularly environmentally sensitive areas. c. Signage should be posted along the perimeter of the open space easements which adjoin the project site and more frequently in the vicinity of any sensitive habitat. d. Signage that identifies wildlife crossings should be installed at the two proposed wildlife corridor/road culverts along Faraday Avenue. 111-25 5' Carlsbad Oaks North Specific Plan 15' Primary Entry Monumentation El Fuerte Street I Faraday Avenue Intersection ------12' ---I Secondary Entry Monumentation Faraday Avenue/ "D" Street Intersections (2 locations: lots 5,6) '--25'-l ~~~~ ........... . 30" maximum height within the sight distance triangle at all intersections, including driveways, or as required by AASHTO for sight distance standards. Corner Sight Distance as required by AASHTO Sight Distance Requirements All intersections/driveway locations Ladwig Design Group Figure 16 Community Identity/ Entryway Signs 111-26 Carlsbad Oaks North Specific Plan H. Architectural Guidelines All structures which are proposed on lots within this Specific Plan shall comply with the following Architectural Guidelines: I. Square, box-like buildings without facade fenestration and large, unbroken expanses of wall are prohibited. No more than 35 linear feet ofunarticulated exterior walls shall be allowed in areas visible from parking lots, public streets, adjacent residential homes, or open spaces. Articulation includes additive elements (columns, projections, towers, etc.) and subtractive elements (windows, doors, carved openings, niches, etc.). 2. All building elevations are required to have facade variations in a minimum of three (3) separate materials, textures, and colors. 3. The rear and sides of buildings are required to have architectural detail similar to the front elevation. 4. Light, neutral colors shall be used on buildings to help reduce their perceived size. Contrasting trim and horizontal color bands are permitted to break up the vertical monotony of tall flat walls. 5. All mechanical equipment, on the roof or on-grade, is required to e screened from view from all pedestrian, vehicular, and open space vantage points. 6. Rooflines are required to be articulated with shorter elements to reduce building mass. Occasional sloped roof forms shall be introduced over special areas and special functions to create visual interest. 7. Front door and entrances to building shall be clearly defied and easily recognizable from the structure's parking lot area. 8. Buildings shall be well articulated by changes in height and vertical planes to reduce the appearance of bulk and create interesting building silhouettes. Special emphasis shall be placed on building form to ensure that structures have changes in height and vertical planes to avoid monotonous and boxy architecture. Sloping roof, varying roof heights and forms are encouraged to provide interesting building silhouettes. For large buildings, flat roofs with appropriate parapet treatment to provide relief will be acceptable. 9. Buildings that are adjacent to Faraday Avenue and the residential land uses to the east shall incorporate roof equipment into the architecture. No roof equipment requiring separate roof screens will be permitted on these lots after buildings are constructed. 10. A combination of building materials, including accent materials that are consistent with the surrounding natural environment such as tile or natural stone shall be required. Exterior walls shall be low intensity colors and shall be accented with low intensity color compatible natural materials in order to blend with the 111-27 Carlsbad Oaks North Specific Plan surrounding natural open space. Cube like highly reflective building designs are not considered appropriate architectural styles. However, the minimal use of glass curtain walls are acceptable when incorporated into other natural building materials and architectural features. 11. Special emphasis shall be placed on building entries. Entries shall be defined with special enhanced architectural treatment, enhanced paving on walkways, and enhanced landscaping. 12. Special emphasis shall be placed on side elevation architecture on lots abutting Faraday Avenue. 13. Windows shall be designed and placed to enhance the exterior appearance of the structure and shall be consistent in design, size and scale with the building. 14. The north-facing facade of buildings on lots 17 through 21 will not need special details or architectural treatment. 15. Light colored roof materials shall be used to reflect heat. I. Employee Eating Areas This project shall be required to comply with subsection 21.34.070(.;:!,£), employee-eating areas, of the Carlsbad Municipal Code and Plmming Department Administration Policy #19. All lots shall be required to provide outdoor eating areas (at least 60% of the eating areas) in addition to any indoor eating areas provided (up to 40% of the eating areas). Lots which face or have views of the Agua Hedionda Creek area shall attempt to design those lots such that the employee eating areas face or have views, taldng advantage of future open space vistas. Each eating area will incorporate berms, landscaping, and furniture (to include picnic benches, tables, and trash receptacles). J. Lot Coverage The maximum building coverage shall be in accordance with Section 21.34.070(~!})(HQ) of the Carlsbad Municipal Code. K. Building Height Except as otherwise specified herein, the maximum building height shall be in accordance with Section 21.34.070f+H&ofthe Carlsbad Municipal Code. However, to meet FAA requirements, no structures or 111-28 Carlsbad Oaks North Specific Plan protrusions on any lot will be allowed to exceed elevation 548, the highest natural elevation on the property prior to development. L Storage Areas Except as otherwise stated herein storage areas shall be consistent with the provisions of Section 21.34.090(7) of the Planned Industrial zone. Outdoor storage areas on Lots 18-21 may be allowed exclusive of solid masonry wall provided that such storage is entirely screened from the public street and adjacent industrial lots by buildings and/or landscape screening. Outdoor storage requiring screening shall include the parking of all company owned or operated motor vehicles with the exception of regular passenger vehicles (automobiles). No refuse collection or other outdoor storage area shall be permitted between street side and the building line. M. Metal Structures No metal structures with metal siding or sheeting exteriors shall be permitted. N. Bike Lanes Faraday Avenue and El Fuerte Street include bike lanes in accordance with City standards. 0. Pedestrian Trail Prior to the approval of a final map for any phase of the Carlsbad Oaks North Business Park, the developer shall provide an offer of dedication to the City of Carlsbad for a trail easement for Trail Segment 26 within open space lot 11, and within the right-of-way ofEl Fuerte Street and Faraday Avenue. If the City of Carlsbad accepts dedication ofthe trail easement during this time, the trail shall be constructed as a public trail, and will be the maintenance responsibility of the City of Carlsbad. If the City of Carlsbad does not accept dedication of the trail easement, the trail shall be constructed by the developer upon completion of sewer facilities improvements within Lot I 1, -but it shall be constructed as a private trail and shall be the maintenance and liability responsibility of the Carlsbad Oaks North Business Park Association. P. Telephone and Electrical Services All on site electrical lines (excluding transmission lines) and telephone lines shall be placed underground. 111-29 Carlsbad Oaks North Specific Plan Q. Nuisances No portion of the property shall be used in violation of the performance standards of this plan or in such a marmer as to create a public or private nuisance. R. Screening of Equipment Exierior components of plumbing, processing, heating, cooling and ventilating systems (including but not limited to piping, tanks, stacks, collectors, heating, cooling and ventilating fans, blowers, ductwork, vents, louvers, meters, compressors, motors, incinerators, ovens, etc.) shall be screened from adjacent streets and property. Said screening shall be architecturally compatible with the main building(s) on the site, unless otherwise required by this document, and shall screen this equipment from the view of adjoining properties and public streets. S. Outdoor Lighting All outdoor lighting shall be designed to reflect downward. Specifically, lighting shall be directed away from the residential neighborhood to the east to avoid impacts to adjacent homes or property and away from open space lots surrounding the industrial lots to the maximum extent feasible. A separate lighting plan shall be required as part of the Planned Industrial Permit for each perimeter lot abutting either residential land uses or open space. Energy efficient low sodium parking lot lights shall be required on all lots. Low-pressure sodium lamps are Jess likely than other lights to shift circadian rhythms and may be used to reduce the adverse effects of artificial lighting on wildlife. When warranted, the low-sodium lights should be used in conjunction with cut-off shields (fully shielded/full cutoff lighting). Such shields eliminate the horizontal and upward projection oflight and direct the light downward, eliminating excess illumination. Lighting on-site should be restricted to this type of recommended lighting wherever feasible. Lighting should not be installed in the vicinity of the local wildlife corridor or at primary water sources within the native lands, to promote use of these areas by local wildlife. 111-30 Carlsbad Oaks North Specific Plan T. Performance Standards Unless otherwise provided herein, all development within the Carlsbad Oaks North Specific Plan area shall conform to the Performance Standards of Section 21.34.090 of the Planned Industrial Zone. 1. All industrial uses shall be consistent with #!&Section 21.34.090(1) (Planned Industrial (P-M) Zone) of the zoning ordinance. These noise standards shall be required by the Carlsbad Oaks North Business Park CC&R's and enforced by the Carlsbad Oaks North Business Park Association. a. In addition to these standards, uses on lots 8, 13, and 17 shall not produce noise in excess of 60 Ldn as measured at the property line and 55 Ldn if the noise is repetitive in nature between the hours of6:00 p.m. and 7:00a.m. 2. Each industrial lot will provide for onsite structural filters (BMP's) to remove -pollutants from storm runoff. Each industrial lot will be responsible for a preliminary Storm Water Management Plan prior to approval of a 3. Drainage and water quality standards will be controlled through compliance with the National Pollution Discharge Elimination System (NPDES) standard in effect at the time of deyelQ..!Lment.~l-Getistr-HBBffir StootrwateHlefinit (Order No. 99 08, NPDES No. C.'\000002) and the General J>.~~lffflWEitef ~er4e~2W~AS0108758) requirements. NPDES discharge permitting requirements f.re-include implementation of a SWPPP and an annual reporting program for pollutants which are not visually detectable in stormwater discharges. U. Loading Areas 1. No loading shall be allowed which is visible from Faraday Avenue and El Fuerte Street. 2. No loading bays will be allowed within the front setback and along the front elevation of any structure. Loading bays should be designed so that they are concealed into the side or rear of structures. All loading areas must be visually screened from adjacent streets. 3. No loading areas shall be allowed between the buildings and near lot lines of Lots 8, 13, and 17. 4. All loading dock areas must provide access and circulation for semi-trucks, per Cal Trans Design Standards (ref. tum template 407D). All other circulation and at-grade loading areas must provide for single-unit truck access and tum-around per Cal Trans Design Standards (ref. tum template 407E). 5. All loading docks shall contain oil water separators and debris racks to filter trash and oil spills from loading operations. 111-31 Carlsbad Oaks North Specific Plan V. Refuse Collection Areas l. All outdoor refuse collection areas shall be completely enclosed and screened fi·om access streets and adjacent property by a block wall, six feet in height, approved by the Planning DireetoFCity Planner. All such areas shall have concrete floors, and shall be of sufficient size to contain all refuse generated by the business. These areas shall be no less than six by eight feet in size, per City Standard (Engineering) GS-16, 1993. 2. No refuse collection areas shall be pennitted between the street and the building line. 3. All refuse collection areas shall contain trash and oil filters to remove pollutants from drainage and stonn runoff. 4. Refuse containers shall have lids that are installed and secured at all times. W; Blasting Areas and Temporary Materials Processing Centers Portions of the project area could experience noise levels in excess of City standards during grading activities. Areas of non-rippable rock that would require blasting for removal occur throughout the project site. These areas, and the potential blast noise impact areas are shown on Figure 17, page III-31. Temporary material processing centers, also shown on Figure 17, page III -31, may also produce noise levels in excess of City standards. The following measures will reduce potentially significant noise impacts generated by grading activities to below a level of significance: l. Prior to blasting, a blasting schedule shall be prepared by the project applicant and submitted to and approved by the City Engineer. 2. The blasting contractor shall notifY the Carlsbad Police department and the County Sheriffs Department prior to commencing any blasting activities. 3. The project proponent shall give a one-time notice in writing to residences within 1,000 feet of a potential major blast operation as well as the Dawson Los Monos Canyon Reserve. The notice shall disclose the anticipated blasting schedule and provide a contact phone number for the blasting contractor. 4. A pre-blast inspection of existing structures within 300 feet of any proposed detonation shall be conducted by an inspector approved by the Carlsbad Police Department, the San Diego County Sheriffs Department, and the City of Carlsbad Building Department. 111-32 Carlsbad Oaks North Specific Plan 5. The project shall conform to the San Diego Connty Blasting Ordinance Title 3, Division 5, Chapter II County Code of Regulatory Ordinance Sections 35.377.101-104, 35.377.30l(a), and 35.377.307 to reduce the temporary noise impacts due to blasting and Section 8.48.010 of the City's Municipal Code limiting allowable hours of activities. The allowable hours of activities associated with blasting are 9:00 am. to 4:00 pm., or one-half hour before sunset, whichever comes first, Monday through Friday. No blasting is allowed on weekends nor on the holidays specified in Section 8.48.01 of the City's Municipal Code. 6. A blasting report shall be submitted to the City Engineer prior to any blasting activities. The report shall confonn to the San Diego County Blasting Ordinance (Division 5, Title 3, Section 35) and vibration standards promulgated by the U.S. Bureau of Mines. 7. No rock crushing activities shall be allowed within 850 feet of 1) the Dawson Los Monos Canyon Reserve located to the north ofthe project area, and 2) the residential uses located to the east of the project area. Compliance with this measure shall be enforced by the City of Carlsbad Planning Department. Hours of Operation-Grading and Processing Hours of grading shall be limited to the time period allowed in Carlsbad Municipal Code Section 8.48.010; 7:00 am to sunset of weekdays and 8:00 am to sunset on Saturdays. No grading, except in the event of an emergency (as determined by the City Manager per Munic.ipal Code Section 8.48.020) shall occur on Sundays and designated holidays. If grading activities will occur within 150 feet of existing residential areas, those grading activities shall be limited to an eight-hour period within the allowable timeframe indicated above. Grading and construction equipment shall be properly maintained and fitted with standard mufflers. Verification shall be provided to the satisfaction of the Planning Department Director prior to the commencement of grading. Hours of operation of the materials processing centers (which shall be a minimum of 850 feet from the northern and eastern property boundaries) shall be limited to the time period allowed in Carlsbad Municipal Code section 8.48.01 0. No construction, except in the event of an emergency (as detennined by the City Manager per Municipal Code Section 8.48.020) shall occur on Sundays and designated holidays. 111-33 Carlsbad Oaks North Specific Plan Legend illlillJilliill Potential blasting area (non-rippable oreos) ~''(111~:11 Materials processing centers 75 dBA Leq contour (from blasting areas and processing centers) [:::::J 65 dB(A) Leq contour (from processing centers) Ladwig Design Group Figure 17 Blasting Areas and Temporary Material Processmg Centers 111-34 Carlsbad Oaks North Specific Plan IV. PUBLIC FACILITIES INFRASTRUCTURE PLAN A. Introduction The Carlsbad Oaks North Specific Plan land area lies entirely within Local Facilities Management Zone 16. The public facility requirements for this property are fully addressed in the Zone 16 Local Facilities Management Plan (LFMP). The approved Zone 16 LFMP was prepared pursuant to the City's Growth Management Program. The Zone 16 LFMP: 1) provides a detailed description of how the zone will develop, 2) demonstrates how and when each required facility and improvement will be constructed to accommodate phased development within the zone, and 3) provides a complete description of how each facility and improvement will be fmanced when mitigation is necessary. The Carlsbad Oaks Nmth Specific Plan implements, but does not supersede the Zone 16 Local Facilities Management Plan. The specific plan has been designed to be consistent with the purpose and intent ofthe Zone Plan. The following are the development policies as they pertain to the community facilities identified in the Zone 16 Local Facilities Management Plan. The following also identifies specific mitigation requirements of the Zone 16 LFMP. Development within the Carlsbad Oaks North Specitic Plan shall be responsible for providing its fair share of required facilities within Zone 16 as well as impacted facilities outside of Zone 16. B. City Administrative Facilities and Library Facilities Zone 16, including the Carlsbad Oaks North Specific Plan area, will be developed with entirely non-residential uses. Therefore no impacts will be generated by development in Zone 16 to the City's adopted performance standard, and no mitigation is required for Zone 16 to meet the adopted performance standards. C. Park Facilities Since the Carlsbad Oaks North Specific Plan and the entire Zone 16 LFMP will be developed for non-residential uses, the established perfonnance standard of3 acres of Community Park or Special Use Area per 1,000 population within the Park District does not apply to Zone 16 or the Carlsbad Oaks North Specific Plan. However, the City has concluded that non-residents who work in the City also have an impact on the City's recreational facilities. IV-1 Carlsbad Oaks North Specific Plan Mitigation Recommendations: The Zone 16 LFMP recommendation for park mitigation is to establish a park fee of$0.40 per square foot on the zone's non-residential development. This fee would be collected at the time of building permit issuance and would be used to construct recreational facilities to offset the demand created by employees within Zone 16. D. Open Space The Growth Management perfommnce standard requires that 15% of the total land area in the zone exclusive of ·environmentally constrained non-developable land be set aside for permanent open space and must be available concurrent with development. There are 175.6 net acres per the LFMP constraints analysis in Zone 16, therefore, at build out, Zone 16 will require 26.3 acres of performance standard open space. This demand is more than satisfied by the provision of219.5 acres of open space in Carlsbad Oaks North Business Park. This specific plan also proposes the development of a trail system/pedestrian walkway to allow occupants to move freely within the Carlsbad Oaks North Specific Plan area and to access both the open space and recreational amenities provided. They are also designed to tie into the Future Citywide Trail System. Sig11age for the specific plan's proposed trail system will be consistent and meet the signage requirements of the Future Citywide Trail System. E. Fire Within the growth Management Program, a fire performance standard for non-residential uses is not identified. However, a fire performance standard was adopted for the non-residential uses in zone 5. The Carlsbad Oaks North Specific Plan does not exceed any of the three thresholds applied to zone 5 as discussed below: 1. Daily work force in excess of 12,000 people. 2. Specific plan is beyond the five-minute response time for fire protection. 3. The Fire Department is unable to provide 1,000 gallon per minute of fire flow in 10 minutes or less. Zone 16, and the Carlsbad Oaks North Specific plan currently and at build out, meet all three non-residential fire-service thresholds. For this reason the specific plan and all development in Zone 16 is not required to provide additional fire facilities. However, the specific plan will be required to meet the landscaping restrictions IV-2 Carlsbad Oaks North Specific Plan identified in the city of Carlsbad's Landscape Manual as well as provide required sprinkler systems in all proposed development. F. Schools Under the Growth Management Program, a performance standard for non-residential uses is not identified. However, a school performance standard was adopted for the non-residential uses in zone 5 which assumed that non-residential zones would be required to pay a school fee based on the square footage of development. The fee is based on legislation which detennined that employees can educate their children in the same school district in which their place of employment is located. The fee is intended to offset the cost of the construction of school facilities required to accommodate children of parents working within the school district. G. Transportation Facilities Access to the property will be provided by the extension ofEl Fuerte Street from the south and Faraday Avenue from the east and west. Both El Fuerte Street and Faraday Avenue are shown as 84' ROW Secondary Arterial roadways on the Circulation Element of the General Plan. Driveway locations have been determined as part of this Specific Plan, as shown on Figure 10, page II-10. These driveway locations are in conformance with the City Standard, and will be adhered to when future ¥li:l:!'l:RM+m~:ffi:ll:H~'I:Hts-tlftH:'7.\Y:!llli;rr..;;illi;Jd~&QJ[!l];]!llil~£!.!:lli are applied for. Deviations from this plan or from City Standards may necessitate an amendment to this Specific Plan. El Fuerte Street will be extended as a part of this Specific Plan with the first phase of development to intersect with the future Faraday Avenue, shown as an 84-foot ROW Secondary Arterial on the Circulation Element of the General Plan. The roadway alignments will be carefully considered to minimize any impacts on La Mirada Creek and still function as intended by the Circulation Element. Faraday Avenue will be constructed to secondary arterial street standards connecting Orion Drive on the west and Melrose Drive to the east with the first phase of this development. The County of San Diego has agreed to dedicate the right-of-way across their property as part ofthe settlement agreement for the trash/transfer station with the City of Carlsbad. IV-3 Carlsbad Oaks North Specific Plan Transportation financing for off-site facilities (and on-site Faraday Avenue) may be financed by an assessment district, financing (fee) district with reimbursement or other financing means acceptable to the City. This development will construct and contribute its share (including Traffic Impact Fees) to the construction and improvements of major streets including, but not limited to, the extension ofEI Fuerte Drive and Faraday Avenue and other transportation facilities identified in the Carlsbad Oaks North traffic analysis. This project shall be approved under the express condition that the applicant shall pay a public-facilities fee as required by City Council Policy No. 17 on file with the City Clerk and incorporated herein by reference and according to the agreement executed by the applicant for payment of said fee. Refer to Local Facilities Management Plan Zone 16 for additional and specific information and timing requirements. IV-4 Carlsbad Oaks North Specific Plan 4'1C PIMf OVER {I' A.B. IMNJ ORNl RECOMIIENDED 11\'SOII.SENGINI:ER Industrial Sfreets "/l:' through "D" NOSc<:le Existing Faraday Avenue (CHy of Carlsbad) Existing El Fuerte Street NO Scab Existing Faraday Avenue (CHy of VIsta) NOSc<:le ladwig Design Group IV-5 Figure 18 Street Cross Sections • • • • • • • .... •• ~. (IQ. ~-·. ~0. 1&• o/+ Carlsbad Oaks North Specific Plan If • • .... • • • • • • • • • • • •••• •••••• • • !..,. • • • • palomar Airport Roaa • • • ,.1• • • • • ..... • ··~ ... • Legend Streets "A" · "D" : Industrial .. Faraday Avenue and El Fuerte street: Secondary Arteria! Note: See street seciions for more detail ~ Existing Streets Ladwig Design Group IV--6 • • Figure 19 Circulation Carlsbad Oaks North Specific Plan H. Sewer Facilities The South Agua Hedionda Sewer interceptor would serve existing and planned industrial development within the South Agua Hedionda Basin. The proposed interceptor segment is a 15-inch, gravity-flow, pump station and force main, trunk sewer and will be approximately 2.7 miles in length. Figure 21 on page IV -9 depicts the approved sewer alignment. The sewer alignment consists of a gravity sewer within an existing sewer easement road south ofFaraday Avenue from the Carlsbad Oaks North eastem boundary to the El Fuerte Street right-of-way where it continues north to Lot 9. A t Lot 9, the sewer will become a force main sewer utilizing a pump station. The force main sewer will be constructed within the rights of way ofEI Fuerte Street north to Faraday Avenue and west in Faraday Avenue to El Camino Real and north to the connection of the South Agua Hedionda gravity sewer near College Blvd. IV-7 Carlsbad Oaks North Specific Plan "Page Intentionally Left Blank" IV-8 Carlsbad Oaks North Specific Plan Legend Phase I Sewer Phase II Sewer Phase Ill Sewer EXisting Sewer Line []!] Lot ~-luml::Jers Ladwig Design Group . .1"'----Sewer Line (Phase I) -·------S~-',, No Scale Figure 20 Sewer IV-9 Carlsbad Oaks North Specific Plan pa\ornar Airport Road Ladwig Design Group IV-10 El Fuerte Street No Scale Figure 21 Offsite Sewer Carlsbad Oaks North Specific Plan I. Drainage Facilities A Preliminary hydrology analysis has been conducted for the project and drainage facilities are proposed that will control runoff. A detailed hydrology analysis must be prepared prior to approval of a final map or issuance of grading permit to address specific drainage characteristics of the proposed development and supporting infrastructure. The drainage control plan will be implemented in accordance with the recommendations of the detailed hydrology study and will address on-site and off-site drainage requirements to -ensure on-site runoff will not adversely affect off-site areas. This shall include the design and construction of the detention basin as identified in the Rick Engineering "Rancho Carlsbad Channel and Basin Project" report dated June 30, 1998. All graded lots within Carlsbad Oaks North Business Park with the exception of a small (2-acre) portion of Lot 24, will be graded to direct flows into an onsite desiltation basin and then directly into an undergrmmd system that either connects to the major onsite drainage system or in some cases of small drainage areas, into a rock dissipater and then to a natural drainage swale. The major onsite drainage system in "D" Street flows underground to Faraday Ave. and into two separate pollution control basins prior to discharging into La Mirada Creek. Where La Mirada Creek crosses under Faraday Avenue, a major detention facility will be constructed (see drainage report from Howard Chang, Ph.D., PE., dated April 1997, and Rick Engineering Company repo1i for Rancho Carlsbad Channel and Basin project, job #13182, dated 6/30/98). The March 1994 City Master Drainage Plan requires several existing storm drain systems that were constructed with the original Carlsbad Oaks East and West Projects to provide attenuation to bring these older systems into conformity with current design standards. All ofthe existing system flows will be detained in the new basin at Faraday. In addition, the drainage Master Plan cost estimate includes a provi.sion for a potential bridge structure (Paragraph BP on page 83) on Faraday Ave. across La Mirada Creek. The Carlsbad Oaks North Business Park project is proposing a 6' x' 7' box culvert (per Rick Engineering Company study) with a detention basin. Another Master Drainage Plan Facility (BPB 36" and 45" RCP) will be constructed on-site in "D" Street. IV-11 Carlsbad Oaks North Specific Plan Legend [.;>-:;;] storm Drain I~ I Stream Center Line I @ I Drainage FacOHy Numbers Note: The applicant will be requesting fee credits where appropriate for Master Drainage Plan facilities. Ladwig Design Group IV-12 EXISTING @ /' NoScaie Note: Offslte Faraday Avenue construc11on extends to Orion Way refer to Tentative Map 97-13 for more detail Figure 22 Drainage Carlsbad Oaks North Specific Plan J. Storm Water Pollution Prevention Implementation of the project will result in a change in the topographical conditions of the area and development ofthe site. Because a majority of the project area topography is in its natural condition, a substantial increase in impervious surfaces and corresponding stormwater runoff volumes is anticipated. Approximately 200 acres will be graded and developed with the Specific Plan and supporting infrastructure on and off-site. After project implementation, the project site will generally drain in the same manner as the existing condition; however, grading requirements of the project will alter the existing drainage patterns causing erosion or siltation on the site or in the area on a short-term basis during construction. The short-term erosion and siltation will be controlled through compliance with the .!..:5..!'~.lli!:!!...Ll~~~~~!±.$1"-"=llllll!l!~~~~!!...Ll.C!..!..~'-'ll..£!..!£!:!.!..'::!.~~ effect at the time of development. General Gen:R:ruotion Stonnwater Permit (Order t>lo. 99 0&, l'JPDES NG. C1.S000002) an~Fal: Municipat-SiBt1~.(:ff~:-2.0Q.l-Q..l:-,--NP-D£.s-:NG.GASO 108 758) NPDES discharge permitting requirements ~include implementation of a SWPPP (including a sampling and analysis strategy and sampling schedule for pollutants which are not visually detectable in stormwater discharges), which consists of eight required elements necessary to control erosion and siltation and contaminated runoff from construction sites. Each graded lot within the project site will be graded to direct flows into an on-site temporary desiltation basin and then directly into an underground system that either connects to the major on-site drainage system or in some cases of small drainage areas, into a rock dissipater and then to a natural drainage swale. Each developed lot will have a structural BMP or drainage filtration basin to collect and filter pollutants from the point source. The major drainage system in Street D flows underground to Faraday Avenue and into two and separate pollution control basins prior to discharging into Agua Hedionda Creek.~ Figure 23 (NPDES Facilities) depicts the location of temporary and pem1anent desilting basins and future NPDES facilities. Where Agua Hedionda Creek crosses under Faraday Avenue, a major detention facility will be constructed. The permanent water quality basins are located south of Faraday Avenue as the majority of the on-site stormwater runoff drains south to La Mirada Creek and westward to Agua Hedionda Lagoon. IV-13 Carlsbad Oaks North Specific Plan A Concept Water Quality Plan has also been prepared for the project to assist in defining the permit requirements needed for the construction and post-construction scenarios. The Concept Water Quality Plan includes a discussion of the project BMP) plan implementation (construction BMP options, post-construction BMP options, BMP options for future development, sizing criteria, pollutant loads, detention basins, and SWPPP monitoring). During construction, BMPs such as desilting basins, hydroseeding, and other erosion control measures will be employed consistent with the SWPPP; however, BMPs may change based on the City's interpretation ofGr-tier No. 2001 OlNPDES requirements. Phase 1. Construction The greatest potential for short-term water quality impacts to the drainage basin would be expected during the grading and construction of the project when cleared and graded areas are exposed to rain and stonn water runoff. Improperly controlled runoff could result in erosion and sediment transportation into the existing drainage basin. During construction, the objectives for implementing BMP's as described in the "California Storm Water Best Management Practice Handbook," are for the following: practice good housekeeping, contain waste, minimize disturbed areas, stabilize disturbed areas, protect slopes and channels, control site perimeter and control internal erosion. To mitigate storm water pollution, mostly sediment, during construction, both BMP's for contractor activities and BMP's for erosion and sedimentation shall be used. BMP's for contractor activities include the following: 1. Managing dewatering and paving operations and structure construction and painting. 2. Management of material delivery, use and storage. 3. Spill prevention and control. 4. Waste management for solid, hazardous and sanitary waste, contaminated soil, concrete. 5. Vehicle and equipment cleaning, fueling and maintenance. 6. Contractor, employee and subcontractor training. IV-14 Carlsbad Oaks North Specific Plan BMP's for erosion and sedimentation control include the following: 1. Vegetative stabilization such as hydroseeding or mulching. 2. Physical stabilization such as dust control, geotextiles and mats, construction road stabilization and stabilized construction entrance. 3. Diversion of run-off using earth dikes, temporary swales and drains. 4. Velocity reduction using outlet control, check dams and slope roughening. 5. Sediment trapping using silt fence, gravel bag barrier, inlet protection, sediment traps and basins. A storm water pollution prevention plan (SWPPP) will be prepared and implemented during this construction phase. The SWPPP will consist of the selected BMP's, guidelines and activities to carry out actions which will prevent the pollution of stmm water runoff. A preliminary SWPPP has been prepared as part of the concurrent applications and is attached as an appendix to this Specific Plan. Phase 2. Post Construction Of the three phases the post construction phase should generate the least amount of urban pollutants. The grading has been completed, slopes have been landscaped and irrigated, the storm drain system, temporary desilting basins and the permanent water quality basins have been installed. During this phase a combination of source and treatment control BMP's shall be implemented. Potential Source Control BMP's 1. Street/Storm Drain Maintenance 2. Non storm water discharge to drains 3. Waste handling and disposal 4. Landscaping and grounds maintenance 5. Over watering activities 6. Employee training 1"·:: <;!'i IV-15 Carlsbad Oaks North Specific Plan Potential Treatment Control BMP's 1. Storm drain outlet controls 2. Temporary desilting basins on each lot (see Figure 23, page IV-20) 3. Permanent water quality basins This phase will continue until all individual lots within the project have been developed. As each lot is developed, the temporary desilting basins will be replaced with pennanent BMP measures that will be appropriate for the specific use of each lot. Phase 3. Future Development When each individual lot is developed, it shall provide both source control and treatment control BMP's as described in the "California Stonn Water Management Practice Handbook" for industrial and commercial projects. Each development shall use source control BMP's and one or more of the following treatment control BMP's: Potential Source Control BMP's 1. Non-storm water discharges 2. Vehicle and equipment fueling, cleaning and maintenance 3. Material management and storage 4. Outdoor storage of materials and by-products 5. Waste handling and disposal 6. Building and grounds maintenance 7. Building repair, remodeling and construction 8. Over-water activities 9. Employee training IV-16 Carlsbad Oaks North Specific Plan Potential Treatment Control BMP's 1. Infiltration 2. Wet ponds 3. Constructed wetlands 4. Biofilters 5. Extended detention basins 6. Media filtration 7. Oil/water separators and water quality inlets 8. Multiple systems development will be determined at the time development is proposed. As required, a storm water pollution prevention plan will also be prepared and implemented for each lot. The SWPPP consist of guidelines and activities to select and carry out actions which prevent the pollution of storm water discharge. In addition to the selected BMP's for each lot, the permanent water quality basins, located downstream, will serve as additional treatment in removing pollutants from storm water runoff prior to discharge into the existing natural drainage course. Sizing Criteria The sizing of the treatment control BMP's shall comply with the RWQCB's numeric sizing criteria. As required by the RWQCB, the project, depending on the type ofBMP, will use one of the following numeric sizing criteria: Volume based BMP is volun1e of runoff produced from a 0.6" storm event. Flow based BMP is volume of runoff produced from rainfall of0.2 in./hr. IV-17 Carlsbad Oaks North Specific Plan The following pollutant loads are based on a commercial/office/industrial deve.lopment with 70 to 90% imperviousness (California Storm Water Best Management Practice Handbook, Municipal). Description mg!L Oxygen Demand and Sediment: BOD 9.7 COD 61.0 TSS 91.0 TDS 100.0 Nutrients: TP 0.24 SP 0.10 TKN 1.28 N02/N03 0.63 Heavy Metals: Pb 0.13 Cu 0.04 Zn 0.33 Cd 0.002 Oil & Grease: 24.01 Total 288.5 mg!L (0.018 lb/cf) For a typical 1 acre development, the minimum size for a structural BMP and pollutant load would be: Area: Storn1 event: Direct Runoff: Min. volume: Pollutant load: Detention 1 acre 0.6" 0.12" (43,560 sf)(O.l2")/(12"/ft) = 436 cf (436 c£)(0.018 lb/cf) = 7.8 lbs. As part of the project, a detention basin is proposed at the Faraday Avenue crossing of the existing drainage chmmel. The detention basin is one of four basins along the south tributary of the South Agua Hedionda Lagoon proposed by the City of Carlsbad. Since the storm drain outlets for this project are located upstream of this crossing/detention basin, the basin will ensure that there is no significant impact to downstream properties due to increased runoff. IV-18 Carlsbad Oaks North Specific Plan Urban Pollutants Construction Post Construction Future Development Sediment X X X Nutrients X X X Bacteria and Viruses X Oxygen Demanding Substances X X X Oil and Grease X X X anti-freeze X X X hydraulic fluids X X X cleaners/solvents X X Heavy Metals chromium X X copper X X lead X X zinc X X iron X X cadmium X X nickel X X manganese X X paint X wood preservatives X Toxic Materials fuels X X PCB's X pesticides X X X herbicides X X X Floatables X X X N-19 Carlsbad Oaks North Specific Plan Legend !:=!] Temporary Desil1ing Basin r---;] Furure NPDES Faciliiy c=2J Stream Center Line ~ Lot Numbers Ladwig Design Group IV-20 No Scale Figure 23 NPDES Facilities Carlsbad Oaks North Specific Plan 700?one t., 5so Zo •voter ne Woter Legend VI Water Main C2J Reclaimed Water Une [ I Pressure Zone Boundary ~ Pressure Reducing Station [E Lot Numbers Ladwig Design Group IV-21 / ( Figure 24 Water Carlsbad Oaks North Specific Plan V. SPECIFIC PLAN IMPLEMENTATION MEASURE$ A. Regulations and Ordinances The Carlsbad Oaks North Specific Plan shall be implemented in conjunction with the following regulations and ordinances: 1. Carlsbad General Plan 2. Carlsbad Zoning Ordinance -Title 21 3. Environmental Protection Procedures-Title 19 4. Subdivision Ordinance -Title 20 5. Uniform Building Code -Title 18 6. City Landscape Manual 7. Carlsbad Municipal Code 8. Carlsbad Municipal Water District Regulations 9. Airport Land Use Plan (CLUP) 10. Performance Standards and Mitigation requirements of Zone 16 Local Facilities Management Plan 11. Drainage and Water Quality Standards per the National Pollution Discharge Elimination System (NPDES) standard in effect at the time of development.G<me.Fal Gonstruetion Stormwater Permit (Order No. 99 08, NPDES No. GA8000002) and the General .Munieij3al Storrw.vater Permit (Order No. 2001 02, NPDES No. GA80108758) requirement:;. 12. All other relevant City Regulations, Standards, and Policies B. Enforcement 1. Before this project is reviewed by the City com1cil, the applicant shall execute the agreement to pay the fees for facilities and improvements as required by the Growth Management Program and any other agreement required by municipal Code Section 21.90. V-1 Carlsbad Oaks North Specific Plan 2. As a condition of subdivision approval, planned industrial permit or building permit under Title 21 of the Carlsbad Municipal Code, the subdivider shall enter into an agreement with the City whereby the subdivider covenants on behalf of the subdivider and subdivider's successors in interest to the following: a. Not opposing the formation of a financing district in the area ofthis project for Circulation Element roadways or City Master Plan Facilities. b. Payment of the bridge and major thoroughfare fee for the area of the district in which this development is located. c. Payment of the adopted traffic impact fee for the appropriate area of the City in effect at the time the building permits are received. 3. If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged, this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be invalid unless the City council determines that the project without the condition complies with all requirements of law. 4. Unless noted, approval of this document does not excuse compliance with all other applicable City ordinances in effect at the time building permits are issued. 5. General Notes: a. Except as specified in this plan, the requirements of the PM zone and all other applicable provisions of the zoning, subdivision, grading, and building codes (and any amendments thereto) of the City of Carlsbad shall apply. b. Where minor questions arise regarding interpretation of this Specific Plan, the P+arutffig-f>ir%tBFCitv _e!ann~I. shall resolve them in a manner consistent with the Municipal code, adopted City plans and city policy. Such decisions by the :P.}ruming DirectorCitv Planner may be appealed to the Planning Commission and the City Council. c. The developer or property owners' association shall be responsible for maintaining all fill and cut slopes adjacent to public streets and all special landscape areas as outlined in this text. C. Amendment Procedures: Minor, Major, and Five-Year Comprehensive Review and Update Approval of this Specific Plan indicates acceptance by the City Council of a general framework for the development of Carlsbad Oaks North Business Park. Part of that framework establishes specific development V-2 Carlsbad Oaks North Specific Plan standards. It is anticipated that certain amendments to the Specific Plan may be necessary during the development of the area. Any amendments to the Specific Plan shall occur in accordance with the City of Carlsbad's Municipal Code and the specific amendment process described below. Amendments are divided into three categories: 1) Minor (administrative); 2) Major (discretionary); and 3) Five- Year comprehensive review and update. M~jor and Minor amendments must be consistent with the goals ofthe Specific Plan, the General Plan, Zone 16 Local Facilities Management Plan, current City policies, ordinances and standards. Amendments may be initiated by the City Council or property owner(s). 1. Minor (administrative) Amendment All amendments that meet the criteria noted below shall be reviewed for approval administratively by the W~~City Planner. Any revision to lot areas would require a lot line adjustment. The .f2!allliiflg DirectorCitv Planner has the authority to approve modification to the Specific Plan as follows: a. Up to a 10% expansion or reduction in area of recorded lots ifthe overall yield or use specified for each ofthe recorded lots affected does not increase. b. A Minor realignment or modification of driveway locations and internal streets of the Specific Plan if approved by the Planning DireotorCity Planner and City Engineer as not constituting a significant change to any individual recorded lot. 2. Major (discretionary) Amendment All Specific Plan Amendments that do not meet the above Minor Amendment criteria shall require a Major Amendment to the Specific Plan. Major Amendments shall be processed in the same manner as Master Plan Amendments, as described in Section 21.38.120 ofthe City of Carlsbad's Municipal Code. All Major Amendments shall be reviewed for approval by the Planning Commission and City Council. Requests for Major Amendments to the Specific Plan shall require serious consideration as it relates to the intent of the original Specific Plan. As a condition of consideration of any amendment to the Specific Plan it shall be the applicant's responsibility to: a. Ensure that the proposed amendment meets the goals of the Specific Plan. V-3 Carlsbad Oaks North Specific Plan b. Ensure that any impacts on the Specific Plan community or surrounding area resulting from the amendment can be satisfactorily mitigated. c. Update any Specific Plan studies and/or provide additional studies when determined necessary by fuet~ffiffi~t~~~EU~~· d. Provide a dated strike-out/underline copy of the Specific Plan text where changes are proposed and update any Specific Plan exhibits affected by the proposed amendment. 3. Five Year Comprehensive Review and Update If determined necessary, at the direction of the City Council, the Specific Plan shall be comprehensively reviewed by the City of Carlsbad Planning Department every five years or more frequently at the discretion of the City Council. The review shall consider but not be limited to the following topics: a. The Specific Plan's fulfillment of current City policies and standards. b. The fiscal impact of the Specific Plan's implementation. c. The Specific Plan's maintenance of environmental quality. d. Adequacy of public facilities e. Additional improvement or modifications to correct deficiencies or improve design. D. Financing Refer to the Zone 16 Local Facilities Management Program E. Capital Improvements Program Refer to the Zone 16 Local Facilities Management Program F. Phasing The Carlsbad Oaks North Specific Plan will be developed in three phases. The phasing schedule will depend largely on market conditions and the timing of the development of adjoining parcels. All public improvements required by a subsequent tentative map for a specific plan area shall be constructed prior to issuance of building permits for any lot within that specific plan area. Design and secured agreements for all phases of construction that affect public improvements shall be posted, as required. V-4 Carlsbad Oaks North Specific Plan The first phase of lot development will occur along Faraday Avenue. Phase I development will consist of lots l- 12 created by CT 97-13. Excluding streets, this area contains approximately 62.9 acres of lot area. Phase II of lot development will consist oflots 13-19, located on the eastern portion of "D" street. Approximately 3 7.3 acres oflot acreage is included in this phase. Phase III consists oflots 20-27, to the west of Phase II, containing approximately 54.0 acres oflot area. The total area of Phases I, II, and III is 167.3 acres. Lot 9, a lot reserved for future pump station and/or open space, contains 0.6 acres, and will be developed with Phase I. In addition, Open Space lots 10, 11, and 12 (101.4 acres+ 18.5 acres+ 99.6 = 219.5 acres) will be a part of Phase I. Phase II and Phase III are interchangeable with each other, and developed after Phase I. When Phase II or III is developed, the balance of the loop road (Street "D") will be completed to provide the necessary traffic, utility and public safety/service connections. Phasing may be altered by the provisions of the Citywide and Local Facilities Plan required pursuant to Chapter 21.90 of the Carlsbad Municipal Code and Conditions of Approval for the subdiyjsion of the project (CT 97-13). V-5 Carlsbad Oaks North Specific Plan Legend Phase 1 Lots, Streets, and Opsn Space (2004-2005) G) Phase 2 Lots and Streets (2006 2007) Phase 3 Lots* (2010) Pedestrian Troll Lot !\!umbers •Note: Phase 2 and 3 lots may be reversed. CD We~ands Mitigation in Phase 1 Ladwig Design Group V-6 No Scale Figure 25 Phasing Plan L-1 021 11{27/02 Carlsbad Oaks North Specific Plan G. Grading/Erosion Control The following mitigation measures shall control the overall development of the Carlsbad Oaks North Specific Plan. The developer shall be responsible for implementing the mitigation measures for the project. The development of the Carlsbad Oaks North Specific Plan shall be consistent with the Zone 16 Local Facilities Management Plan. 1 . Grading/Foundation Design a. The conclusions and recommendations of the final geotechnical study required by the Subdivision Map Act shall be incorporated into this project, as well as the Geotechnical Update, dated January 4, 2000 by Geocon, included in the appendices. 2. Drainage/Erosion Control/Water Quality a. Future development within this project shall provide facilities to comply with the National Pollution Discharge Elimination System (N,P,D,E,S.) standard. These facilities could include, but are not limited to one or more of the following: vegetated swales, fossil filter system, oil/water separator or drainage basin. Also, any loading area located in a sump must have facilities to direct drainage to a pollution mitigation area as described above. Storm Water Pollution Prevention measures, as discussed on page IV-13, will be required. b. Drainage and siltation-control facilities shall be constructed by the developer prior to or concurrently with grading operations. c. Ground cover suitable for slope erosion control will be planted and maintained by the developer immediately following grading. d. A regular street and parking lot cleaning and drainage pollutant basin maintenance program will be implemented by the developer or the property owners' association to minimize pollutant runoff from internal private roadways and parking areas related to the project. H. Environmentallmpacts/Mitigation The Program Environmental Impact Report prepared by Cotton/Bridges/Associates, Inc. analyzed the Carlsbad Oaks North Specific Plan in regard to impacts associated with land use, transportation/traffic, air quality, noise, biological resources, geology and soils, hazards and hazardous materials, hydrology and water quality, cultural resources, paleontological resources, aesthetics, public services and utilities, and population and housing. The V-7 Carlsbad Oaks North Specific Plan following table presents a summary of the environmental impacts, the mitigation measures required to reduce potentially significant impacts, and the level of significance of each impact after mitigation. Theses mitigation measures shall be incorporated into the development and operation of the Carlsbad Oaks North Business Park project or completed as otherwise specified. Figure 26 EIR Summary Table See the following table (Figure 26) 2-1-Summary ofEnvironmental Impacts and Mitigation Measures prepared by Cotton Bridges Associates dated August 2002. V-8 FIGURE26 TABLE2-1 2.0 Executive Summary SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Land Use Compatibility A potentially significant impact associated with hazards and · hazardous wateri;lls has been identified. An impact to the sensitive aesthetic and environmental resources has been identified within the open space areas on-site as a result of land use incompatibility. A significant impact has been identified between the proposed industrial land uses and the existing ·residential development east of the project site. Carlsbad Oaks North Specific Plan Final Program EIR Mitigation Measure PROJECT LEVEL IMPACTS 5.1 LAND USE AND PLANNING See Mitigation Measure HMI in Section 5. 7-Hazards and Hazardous Materials. See Mitigation Measures BRl through BR8 in Section 5.5-Biological Resources. LUl. A minimum 75 to 150-foot building setback (including ancillary structures, loading zones, trash enclosures, refuse collection areas) shall be required between Lots #8, #13, and #17 of the Specific Plan and the eastern boundary. This setback shall include the proposed 60-foot minimum landscape buffer and construction of a block wall at the top of the slope or berm as identified in the Specific Plan. LU2. Each Planned Industrial Permit or a Conditional Use Permit for any future facility proposed on Lots #8, # 13, and #17 shall be reviewed for strict compliance with the perfonnance standards established in the Carlsbad Oaks North Specific Plan (Section III Development Standards and Design Guidelines, subsections 0, P, Q, and R). Measures to achieve these performance standards and thereby avoid potential conflicts between the Planned Industrial development and the existing V-9 Impact After Mitigation i Implementation of Mitigation Measure HM 1 will reduce the significant land use compatibility impact associated with hazards and hazardous materials to a level less than significant. Implementation of Mitigation Measures I BRl through BR8 will reduce the significant land use compatibility impact associated with sensitive aesthetic and environmental resources (with the exception of the northern harrier) to a level less than significant Implementation of Mitigation Measures LU 1 and LU 2 will reduce the significant land use compatibility impact between the proposed land uses and residential development to a level less than significant. ·--- 9 City of Car/shad August 2002 2.0 Executive Summary TABLEl-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Implementation of the proposed project will result in a significant impact to the following intersections: -Melrose Drive/Palomar Airport Road -Palomar Airport Road!El Fuerte Street -Melrose Drive/Rancho Santa Fe Road -Melrose Drive/Alga Road -Aviara-Alga/El Camino -Melrose Drive/Sunset A venue -Melrose Drive/Sycamore -Melrose Drive/Park Center -SR 78 WB Ramps!El Camino Real -San Marcos/Grand Avenue -SR78 EB Ramps/Sycamore Carlsbad Oaks North Specific Plan Final Program EIR Mitigation Measure residential development (with respect to such issues as noise, lighting, air quality, and safety) shall be implemented as necessary. Specific measures would be detennmed and implemented as part of the discretionary review of a Planned Industrial Permit or a Conditional Use Permit and could include, but not be limited to, restriction of certain types of uses and hours of operations, building and loading bay placement, enhanced landscaping, and directional lighting. 5.2 TRANSPORTATIONffRAFFIC #20 Melrose/PAR Tl. Prior to approval ofFiool Map or Grading Permit, whichever occurs fust, for any portion of the development that would generate traffic, the applicant shall provide for the design and construction of the improvement of intersection #20 Melrose/Palomar Airport Road as illustrated on Figure 5.2-3E of this EIR. Proof of design, bonds, and construction schedule shall be submitted to the City of Carlsbad before issuance of any building permit. #47 P ARIEl Fuerte TI. Prior to approval of Final Map, Grading Permit, or Building Permit, whichever occurs fust, for any portion of the development that would generate traffic, the applicant shall provide for the design and construction of the improvement of intersection #4 7 Palomar Airport RoadiE! Fuerte as illustrated on Figure 5.2-3L of this EIR. Proof of design, bonds, and construction schedule shall be submitted to the City of Carlsbad before issuance of any building permit. #22 Melrose/Rancho Santa Fe T3. Prior to approval of Final Map, Grading Permit, or Building Permit, whichever occurs first, for any portion of the development that would generate traffic, the applicant shall pay a "fair share" contribution as determined by the City of Carlsbad for the improvement of intersection #22 Melrose/Rancho Santa Fe as illustrated on Figure -~ nf'f-h_i~ __ :R_m ------- V-10 Impact After Mitigation Implementation of mitigation measures wiU reduce the significant impacts to the following intersections to a level less than significant: -Melrose Drive /Palomar Airport Road -Palomar Airport Road/El Fuerte Street -Melrose Drive/Rancho Santa Fe Road -Melrose Drive/ Alga Road -Aviara-Alga/El Camino Real The impact to the following intersections will remain significant and unavoidable: --:---~-10 City of Carlsbad August 2002 ___ _____ 2.0 E~ecutive Summary TABLE2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation I 5.2-3F of this EIR. -Melrose Drive/Sunset Avenue Proof of payment of this fair share contribution shall be submitted to the City of -Melrose Drive/Sycamore Carlsbad prior to issuance of any building permit. . Melrose Drive/Park Center #21 Melrose/Alga SR 78 WB Ramps/El Camino Real - T4. Prior to approval of Final Map, Grading Permit, or Building Permit, whichever occurs San Marcos/Grand Avenue first, for any portion of the development that would generate traffic, the applicant - shall pay a "fair share" contribution as determined by the City of Carlsbad for the -SR 78 EB Ramps/Sycamore improvement of intersection #21 Melrose/ Alga as illustrated on Figure 5 .2-3F of this EIR. Proof of payment of this fair share contribution shall be submitted to the City of Carlsbad prior to issuance of any building permit. #28 Aviara-Aiga/ECR TS. Prior to approval of Final Map, Grading Permit, or Building Permit, whichever occurs first, for any portion of the development that would generate traffic, the applicant shall pay a "fair share" contribution as determined by the City of Carlsbad for the improvement of intersection #28 Alga/El Camino Real as illustrated on Figure 5.2-30 ofthls EIR. Proof of payment ofthls fair share contribution shall be submitted to the City of Carlsbad prior to issuance of any building permit. 5.3 AIR QUALITY General Construction Impacts AQ1. During the clearing, grading, earth moving or excavation on the project site, the Implementation of Mitigation Measure The site preparation and grading following measures shall be implemented: AQl will reduce the significant short- activities associated with the term general construction impacts to the proposed project will exceed the • Control fugitive dust by regular watering, paving construction roads, or other extent feasible; however, the short-term SDAPCD Rule 20.2 construction dust preventive measures; impact associated with NOx and PMlO emission thresholds, which is • Maintain equipment engines in proper tune; will remain significant and unavoidable. considered a significant impact. .. Seed and water until vegetation cover is grown; L .. --------·-- ~~~~~~~~~--------------------------------------------------------------~~~11 Carlsbad Oaks North Specific Plan City of Carlsbad Final Program EIR V-11 August 2002 2. 0 E;tecu[~ve Summary TABLE2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Rock Crushing The potential for dust emissions from rock crushing activities is considered a significant impact. Carlsbad Oaks North Specific Plan Final Program EIR AQ2. Mitigation Measure • Spread soil binders; • Wet the area down, sufficient enough to form a crust on the surface with repeated soakings, as necessary, to mair),tain the crust and prevent dust piclaip by the wind; • Street sweeping, should silt be carried over to adjacent public thoroughfares; • Use water trucks or sprinkler systems to keep all areas where vehicles move dirt enough to prevent dust raised when leaving the site; • Wet down areas in the late morning and after work is completed for the day; • Use of low sulfur fuel (0.5% by weight) for construction equipment; .. Soil erosion measures; • Water exposed surfaces two times per day; • Reduce speeds on unpaved roads to 15 mph or less; and • Water haul roads two times per day . During rock crushing activities, Best Available Control Technology (BACT) techniques, such as: misting along the conveyor feeds for the crusher; wetting of stockpiles; and limited crusher activities when wind speeds are in excess of25 mph shall be used to control dust emissions. - V-12 Impact After Mitigation Implementation of Mitigation Measure AQ2 will reduce the dust emissions associated with rock crushing activities to a level less than significant. ~---::~~ 12 City of Carlsbad August 2002 I I -----------------------------=2::..:...::...0 Execu_tive Summary TABLE2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Building Construdion The construction of buildings within the proposed project area will result in short-term air emissions that are significantly higher than the SDAPCD thresholds, which is considered a significant impact. Project Operations Impacts The long-term air pollutant emissions associated with operation of the project in year 2005 and 2020 will exceed threshold criteria for all four of the pollutant categories, CO, ROG, NOx, and PM 1 0, which is considered a significant impact. Carlsbad Oaks North Specific Plan Final Program EJR Mitigation Measure No feasible mitigation measure has been identified to address this impact. AQ3. The following measures shall be implemented as feasible for all subsequent development projects within the project area as identified in the City of Carlsbad General Plan Final Master Environmental Impact Report: • Provide within the proposed development, a commercial site designated to serve the commercial needs of the occupants of the business park. • Development within Carlsbad Oaks North shall provide traffic control devices along all roadway segments and at intersections and interconnect and synchronize the operation of traffic signals along arterial streets, whenever feasible. • Development and businesses within Carlsbad Oaks North shall encourage commuter usage of busses, carpools and vaupools. • Provide, whenever possible, incentives for car pooling, flex-time, shortened work weeks, and telecommunications and other means of reducing vehicular miles traveled. • Develop and implement employer incentive programs to encourage the placement of strategic bicycle storage lockers, and the construction of safe and convenient bicycle facilities. .. Development within Carlsbad Oaks North shall provide shade trees to reduce building heating (cooling) needs. • Development within Carlsbad Oaks North shall use energy efficient low-sodium parking lot lights. • Development within Carlsbad Oaks North shall use light colored roof materials to reflect heat. · V-13 Impact After Mitigation The short-term air quality impact associated with building construction will remain significant and unavoidable. Implementation of Mitigation Measure AQ3 will reduce the significant air quality impact associated with the Year 2005 + Interim Project operations and the Year 2020 + Project operations to the extent feasible; however, the impact will remain significant and unavoidable for both project scenarios. ___ 13 City of Car/sbatl August 2002 2,0 Executive Summary TABLE2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation 5.4NOISE Blasting and Rock Crushing Nl. Prior to blasting, a blasting schedule shall be prepared by the project applicant and Ililplementation of Mitigation Measures Significant noise impacts to off-site submitted to and approved by the City Engineer. Nl through N7 will reduce the land uses associated with blasting and potentially significant noise impact rock crushing could.occur if the N2. The blasting contractor shall notify the Carlsbad Police Department and the County associated with blasting and rock blasting locatiollS and rock crushing Sheriffs Department prior to commencing any blasting activities. crushing to a level less than significant. activities were relocated from their currently proposed locations. N3. The project proponent shall give a one-time notice in writing to :residences within l ,000 feet of a potential major blast operation as well as the Dawson Los Manos Canyon Reserve. The notice shall disclose the anticipated blasting schedule and provide a contact phone number for the blasting contractor. N4. A pre-blast inspection ofexisting structures within 300 feet of any proposed detonation shall be conducted by an inspector approved by the Carlsbad Police I Department, the San Diego County Sheriffs Department and the City of Carlsbad Building Department. NS. The project shall conform to the San Diego County Blasting Ordinance Title 3, Division 5, Chapter III County Code of Regulatory Ordinance Sections 35.377.101- 104, 35.377.301(a) and 35.377.307 to reduce the temporary noise impacts due to blasting and Section 8.4.8.010 of the City's Municipal Code limiting allowable hours of activities. The allowable hours of activities associated with blasting are 9:00 am to 4:30pm., or one-half hour before sunset, whichever comes frrst, Monday through Friday. No blasting is allowed on weekends nor on the holidays specified in Section 8.48.01 of the City's Municipal Code. N6. A blasting repmt shall be submitted to the City Engineer prior to any blasting activities. The Teport shall conform to the San Diego County Blasting Ordinance (Division 5, Title 3, Section 35) and vibration standards promulgated by the U.S. Bureau of Mines. ~~------------~-----~~---------··---~ -- ----------~~~~----------------------------------------------------------------------------14 Carlsbad Oaks North Specific Plan City of Carlsbad Final Program EIR V-14 August 2002 --~--------------_l.OExecutiveSumtn(lry TABLE 2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation N7. No rock crushing activities shall be allowed within 850 feet of: 1) the Dawson Los Monos Reserve located to the north of the project area; and 2) the residential uses located to the east of the project area. Compliance with this measure sball be enforced by the City of Carlsbad Public Works Department. Year ZOZO +Project Traffic Related N8. Prior to issuance of a grading permit, the developer shall have an acoustical study Implementation of Mitigation Measure Noise prepared by a certified acoustician (subject to City approval) to determine the proper N8 will reduce the Year 2020 +Project The 3.0 dBA increase in noise levels location, height, and configuration of any additional noise barrier (e.g., wall or bean) Traffic-Related noise impact to a level along Faraday A venue west of to protect the residences located within 135 feet ofFaraday Avenue west of Melrose less than significant. Drive and east of El Fuerte Street from noise levels in excess of 65 dBA. The Melrose Drive will result in a developer shall make a written offer to impacted property owners to install a noise significant impact to the single-family barrier approved by the Planning Director at the size and location specified by the residences located within approximately 135 feet of the acoustical analysis. Installation shall be required prior to the opening of Faraday A venue unless proof is provided by the developer that a property owner has rejected roadway centerline. the proposed noise barrier. 5.5 BIOLOGICAL RESOURCES I I I Sensitive Vegetation BR1. The project proponent shall mitigate all significant impacts to upland habitat in Implementation of the Mitigation I Implementation ofthe proposed accordance with the mitigation ratios identified in Table 5.5-4. Proof of Measures BRl and BR2 will reduce the project will impact sensitive habitats implementation of this mitigation shall be provided prior to grading or vegetation significant impact to sensitive ' removal on the project site and shall be subject to the review and approval of the vegetation to a level less than ' including: 0.9 acres oflive oak City of Carlsbad Planning Department. The mitigation can occur on dedicated lands significant. woodland, 0.2 acres live oak riparian not proposed for development within the project site, I!O long as viable connectivity forest, 10.9 acres southern maritime to the principal open space lands are maintained. Mitigation can also occur in chaparral/nut.4t!l's scrub oak, 0.6 approved regional land banks with agency approval. acres valley I;Ieedlegrass, 83.9 acres coastal sage scrub, 4.0 acres coyote BR2. Prior to removal of vegetation (issuance of grading permit) the Developer shall brush scrub, 2.2 acres coastal sage encumber Open Space lots and mitigation lands with a conservation easement in scrub-chaparral scrub, I 01 acres favor ofCDFG, and prior to fmal map the Developer shaU grant to the City an southern mi,xed chaparral, 21.7 acres Irrevocable Offer to dedicate fee title of Open Space Lots 10, 11, and 12 to be non-native grassland, and 2.8 acres of accepted by the City upon completion of grading and improvements. The City shall wetlands. transfer the fee title to a natural lands management entity for perpetual maintenance. --·· --·~ .. ·---~~~~~~~~~------------------------------------------------------------------~~~~15 Carlsbad Oaks North Specific Plan City r-f Carlsbad Final Program EIR V-15 August 2002 ________ ....;2;;;.;·..;;0..;;E;;;.;x.;.;e;.;c;.;.;utive Spmmary• TABLE2·1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Sensitive Plants Although populations of clay bindweed, San Diego thommint, and thread-leaf brodiaea are outside of the proposed impact area, indirect impacts could occur due to habitat intrusion associated with increased human foot and bicycle traffic. Wetlands Approximately 2.4 acres of wetlands will be impacted by the proposed project. Carlsbad Oaks North Specific Plan Final Program EIR BR3. - BR4. Mitigation Measure The natural lands management entity selected must have an open space management plan that is acceptable to the wildlife agencies and approved by the City. Simultaneous with the transfer of ownership of open space to the City, the Developer shall provide funding or other acceptable financial mechanism to provide for management and conservation in perpetuity. Although populations of clay bindweed, San Diego thommint, and thread-leaf brodiaea are outside of the proposed impact area, indirect impacts could occur due to habitat intrusion associated with increased human foot and bicycle traffic. A low split rail fence should be installed on the borders of the trail& in areas adjacent to these sensitive pl~tnt populations. Management efforts for the San Diego Goldenstar shall be undertaken to search clay soils in the area of the lmown occurrence of this species during site clearing and grubbing. To the extent feasible, all bulbs and corms shall be salvaged from the soil and transplanted into suitable clay soils located elsewhere in the open space. Transplant receiver areas shall be managed and fenced, as appropriate in a manner similar to the lmown existing occurrence of rare plants discussed previously. These measures are expected to support the goal of reducing detrimental edge effects for these species that will ultimately be required as an element of the area specific management plans to be prepared for lands included in the MHCP preserves, including the on-site open space to be conserved as a part of this project. The project proponents shall mitigate wetland impacts on-site per the mitigation ratios in Table 5.5-4 or the fmal mitigation ratios determined during state and federal permit negotiations, whichever are greater. The mitigation shall result in no-net-loss of wetlands as required by the Carlsbad HMP. As part of the permit processing, a wetland restoration and monitoring plan must be prepared and be subject to the review and approval of these agencies. Regarding the wetland mitigation, it is recommended that should all three components of the project (i.e., Carlsbad Oaks North Business Park, Faraday Avenue Roadway Extension, and Agua Hedionda Sewer Interceptor) be approved, a single mitigation effort should be implemented. To the extent practical, efforts should be made to enhance degraded wetlands along the on-site drainage in lieu of conducting a. straight habitat creation mitigation program. V-16 Impact After Mitigation Implementation of Mitigation Measures BRI and BR3 will reduce the significant impact to sensitive plants to a level less than significant. Implementation of Mitigation Measure BR4 will reduce the significant wetlands impact to a level less than significant. 16 City of Carlsbad August 2002 2.0 Exec11tive Summary TABLE2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation Figures 5.5-5 and 5.5-6 depict the available areas to conduct wetland creation. Enhancement opportunities are widespread on the Specific Plan site as a result of rapidly expanding pampas grass and other exotic species. Impact to oak dominated riparian habitats shall be mitigated as peripheral restoration along the riparian corridors, with the provision that individual impacted oak trees (> 4 inches diameter at breast height) be mitigated at a minimum 10:1 replacement ratio ' with container trees (5-gallon size or larger). The oaks should be placed at the outer perimeter of a revegetation site to provide habitat diversity and buffer to the restoration effort. It is anticipated that a conceptual wetland mitigation plan would be prepared for permitting purposes prior to site development. A restoration specialist should prepare and implement the plan. The plan shall include specifications, grading, irrigation, and planting plans. It shall also include maintenance and monitoring actions, and success criteria to be applied during a 5-year mitigation establishment period. It is recommended that the wetland mitigation be completed concurrent with Phase I of the project development to adequ~tely mitigate for unavoidable temporal losses of habitat. In addition, the following recommended measures are provided to minimize indirect impacts to on-site and off-site wetland resources. These measures shall be incorporated into project construction specifications. 1) Staging/storage areas for equipment and materials shall be located outside of all drainages. 2) Equipment maintenance shall be prohibited within or near any drainage where petroleum products or other pollutants from the equipment may enter these areas under any flow. 3) Excavated soils from trenching operations shall be stored above the ordinary high water mark for all drainages during the rainy season and any materials placed in a seasonally dry portion of a drainage shall be removed prior to inundation by high flows. 4} .. ~ilty~ort:urbid water shall be ~rohibited from being discharged into any drainage. --------------------------------------------------------------------------------------------------------------------------------------------------------17 Carlsbad Oaks Nortl1 Specific Plan City a_{ Carlsbad Final Program EIR V "17 August 2002 2. 0 Executive Summary TABLE2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND .MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation Such water shall be settled, filtered, or otherwise clarified prior to discharge. 5) Natural drainage patterns shall be maintained as much as possible during construction. Erosion control techniques, including the use of sandbags and the installation of sediment traps, shall be employed to control erosion and limit excess drainage of construction activities. 6) Trash or any debris, shall be disposed of at an approved offsite facility. 7) An arborist shall review the proposed grading plans in order to determine if there are root impacts to oak that would require tree pruning. Raptor Nesting Habitat BR5. Loss of nesting Northern Harriers within the greater project area is expected, and is The project-specific impact to the The proposed project will result.in a considered an wunitigable impact at the project leveL White-tailed Kites may also northern harrier will remain significant discontinue nesting within the riparian canopy of the primary creeks. Mitigation is and unavoidable, I potentially signiftcant impact to recommended to enhance and provide additional protection for other kite nesting or sensitive raptor species nesting in the roosting locations in the Carlsbad Area (e.g., riparian habitat along Agua Hedionda project area, including the northern Creek west ofEl Camino Real). This would include initial identification of historical harrier. kite nesting/roosting sites on publicly owned lands, and funding of signage, and policing actions if necessary, to keep humans from trespassing into the near vicinity of these nest/roost sites while they are actively in use. Clearing of vegetation, including all native habitat as well as non-native grassland, shall be performed in the non-breeding season (outside of the period from February 15 tln:ougb.August 30) in order to avoid impacts to nesting raptors. Riparian Crossing Design BR6. For the road crossings to provide effective benefits to wildlife movement, proper Implementation of Mitigation Measure The two culverts proposed at riparian design is essential. The crossings shall include fencing that funnels animals towards BR6 will reduce the significant impact the entrances to the undercrossings and reduce over the road crossings. Vegetation associated with the culvert crossings to locations under Faraday Avenue may should be kept back from driving surfaces to discourage animals from approaching a level less than significant. impede animal movement and are the roadways. Fences shall not be located immediately adjacent to roadway surfaces considered significant impacts. and shall include cover vegetation on the road side of any fencing so that animals that do get onto the road have protected cover that they can retreat into. Fencing can be discontinuous but should be used to train movements of animals in the pattern of flow desired. ------------------------------ ~~~~~~~~~--------------------------------------------------------------------------------------------------------------------------------------~~~~18 Carlsbad Oaks North Specific Plan City of Carlsbad Final Program EIR V-18 August 2002 2. 0 Exet:lltive Summary TABLE2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation Fencing and vegetation shall be designed to direct movement through the corridor in an efficient manner, and without pockets or dead-ends which can cause confusion and can cause animals to cross roadways. Wildlife Movement Corridor BR7. During construction of the sewer and any other underground utilities in proximity to Implementation of Mitigation Measure Construction of the sewer interceptor natural open space, trenches shall be inspected daily and any trapped wildlife shall be BR7 will reduce the impact to localized I removed and released uilharmed into native vegetation a hundred feet or more from wildlife from construction of the sewer will result in a significant impact to the construction area. Construction fencing shall also be installed to minimize to a level less than significant. localized wildlife. impacts to wildlife during the construction phase of the project. Implementation of I this mitigation shall be subject to monitoring by the City of Carlsbad Planning I Department. Indirect Impacts BRS. Mitigation of indirect impacts to resident fauna and local wildlife corridors within the Implementation of Mitigation Measure Significant indirect impacts from proposed site development plan require the following measures to be taken: BR8 will reduce the significant indirect impacts to a level less than significant. lighting, human intrusion, pets., and l) Extemporaneously created trails other than those approved for focused invasive plants to resident f~una and local wildlife corridors have been recreational open space use and/or for utility access should be prohibited. Sign identified. of illicit trail-breaking should be followed by placement of substantial impediments to discourage subsequent use. The actively utilized mountain bike and hiking trails within the project site boundaries should be regularly bounded by signage that prohibits/discourages human intrusion into surrounding native habitats. These signs shall not identify specific rare plant locations, but when warranted shall indicate the presence of particularly environmentally sensitive areas. 2) Low-pressure sodium lamps are less likely than other lights to shift circadian rhythms and shall be used to reduce the adverse effects of artificial lighting where lighting is located adjacent to open-space areas. Low-sodium lights shall be used in conjunction with cut-off shields (fully shielded/ful1 cutoff lighting) around the. perimeter edge of development. Such shields shall direct the light downward and towards development to eliminate excess illumination ·---- ~~~~~~~~~--------------------------------------------------------------------------~--~~19 Carlsbad Oaks North Specific Plan City of Carlsbad Final Program EIR V-19 August 2002 ______ __2_!_QJJ!secutive$11111mary TABLEl-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation of open space habitats. Lighting shall not be installed in the vicinity of the local wildlife corridors to promote use of these areas by local wildlife. 3) Fencing (non-barbed) shall be constructed where active-use urbau infrastructure is proposed to discourage intrusion into the preserve areas. Fencing of the entire open space easement is not recommended, as areas of habitat contiguous with off-site undisturbed habitat shlluld not be further fragmented. 4) Signage shall be used in conjunction with any open space easement fencing and as previously mentioned along any trails which border rare plant populations. Signage should be posted along the perimeter of the open space easements which adjoin the. project site aud more frequently in the vicinity of I any sensitive habitat. Roadway signage that warns,ofwildlife crossing shall be installed on the roadway above at the two proposed wildlife corridor/road culverts along Faraday Avenue to assist in minimizing roadkills and wildlife avoidance accidents. 5) Native plants shall be used to the greatest extent feasible in the landscaped areas adjacent to and/or near mitigation/open space areas audlor wetlaudlriparian areas. Invasive exotic plant species shall not be planted, seeded, or otherwise introduce to the landscaped areas adjacen~ audlor near the mitigation/open space areas audlor wetlaud riparian areas. Exotic sp,ecies not to be used include those species listed on Lists A and B of the California Exotic Pest Council'.s list of QExotic Pest Plauts of Greatest Ecological Concern in California as of October 1999." This list includes such species as: pepper trees, pampas grass, fountain grass, ice plant, myoporum, black locust, capeweed, tree of heaven, periwinkle, sweet alyssum, English ivy, French broom, Scotch broom, and Spanish broom. 6) Existing pau1pas grass shall be removed from areas proposed for open space conservation. 7) Leash law restrictions shall be posted along any trail access points and shall be '----~-----------------------enforced. -------------------------------------------------------------------------------------------20 Carlsbad Oaks North Specific Plan City of Carlsbad Final Program EIR V-20 August 2002 . 2.0 Executive Summary TABLE 2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation 8) Clearing of scrub and riparian vegetation. shall be performed in the non- breeding season (September 1 through February 14) in order to avoid impacts to nesting birds including sensitive riparian species and the California gnatcatcher. 9) Construction trenches should be inspected daily and any trapped wildlife shall be removed and released unharmed into native vegetation a hundred feet or more from the construction area. Construction fencing shall also be employed where appropriate to minimize impacts to wildlife during the construction phase of the project. 10) The concentration of ongoing recreational human activities in a reduced area (i.e., not including areas proposed for development) is not necessarily considered significant, if similar future activities are restricted to the pre- existing routes of travel. However, there should be future monitoring of the local wildlife habitat an<l vegetation conditions in areas that are currently pristine native habitat, to better evaluate any ongoing impacts, and to respond with management actions if required in the future. [fthe proposed open space easement is to function properly as mitigation it will need not only to be preserved but also managed in perpetuity. To assume that vegetation communities such as occur on-site are static systems would be incorrect. Temporal vegetation community shifts may alter the suitability of areas for some species over time. The level of disturbance within an area may change (including fire frequency) and micro-habitat use by some. resident species may cease if a local or regional corridor has limited capacity to support these resident populations. Taking such temporal issues, as well as edge effects into consideration, the proposed open space easements should be managed to contribute the goals of the MHCP and maximize diversity and abundance where appropriate. A management plan for the proposed open space easement shall be developed and implemented by an appropriate management entity. ~--------~- --~-----~-----~~~-=---------------------------------------------------------------------------------~-----------21 Carlsbad Oaks North Specific Plan Cify of Carlsbad Final Program EIR V-21 August 2002 _ __ _____ _ _ _ _ _ 2.QEx_ectttiveSttmmary TABLE2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation 11) At the time of implementation of the project, a public notification process will be undertaken through on-site posting with maps indicating the location of authorized trails. 5.6 GEOLOGY/SOILS Geology GSl. All future grading and construction of the project site shall comply with the Implementation of Mitigation Measure The presence of loose, porous soils geotechnical recommendations contained in the Preliminary Geqtechnical GS l will reduce the significant impacts Investigation for Proposed Carlsbad Oaks East prepared by Woodward-Clyde associated with geology to a level less and expansive soils in the project area Consultants (June 15, 1990) (as updated by GEOCON, Inc. January 4, 2000), than significant is considered a significant impact. Geologic Reconnaissance witll Limited Subsutface Investigation, Proposed South Agua Hedionda Interceptor Alignment, Carlsbad California prepared by Leighton and Associates, Inc. (November 30, 2000), and Geological Reconnaissance, Proposed Faraday Avenue Extension Orion Street to Brookhaven Pass, Carlsbad. California prepared by Leighton and Associates, Inc. (March 23, 2001 ). These reportl:; contain specific recommendations for mitigating geotechnical conditions related to soils earthwork, slope stability, and ground and surface waters for each specific component of the project (Specific Plan, Roadways, and Sewer). All recommendations contained in the report shall be incorporated into all final engineering and grading plans. The soil engineer and engineering geologist shall review the grading plans prior to fmalization to verify the plans compliance with the recommendations of the report. A third party review of the geotechnical report and fmal grading plans shall be conducted by the City of Carlsbad Engineering Department prior to the issuance of a grading permit. Compliance with this measure shall be verified by the City of Carlsbad. Landslides GS2. Prior to development on-site, complete removal of the ancient landslides that occur Implementation of Mitigation Measure Landslides exist within the project in areas ofproposed development or some other fonn of stabilization is required. GS2 will reduce the potentially area that are considered unsuitable for Final recommendations for stabilization can be determined after specific significant impact associated with -• --"'-'-L • development plans are finalized. Compliance with this measure shall be verified by_ landslides to a level less than ~~~~~~~~~-------------------------------------------------------------------=--~~22 Carlsbad Oaks North Specific Plan City of Carlsbad Final Program EIR V-22 August 2002 2.0 Executive Summary_ TABLE2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation structural support, which is the City of Carlsbad. significant. considered a significant impact. Seismicity GS3. All future development of the project site shall adhere to the Uniform Building Code Implementation of Mitigation Measures and State building requirements in effect at the time specific de.velopment is GS3 and GS4 will reduce the potentially Land uses within the project area may proposed. Compliance with this measure shall be verified by the City of Carlsbad. significant impacts associated with be subject to strong groundshaking GS4. The alluvial and colluvial portions of the project area in which development is seismicity to a level less than and soils liquefaction, which is proposed shall be completely stabilized. Final recommendations for stabilization can significant considered a significant impact. be determined after specific development plans are proposed. Compliance with this measure shall be verified by the City of Carlsbad. I I Groundwater GS5. Prior to grading and construction an additional geotechnical investigation shall be Implementation of Mitigation Measure Improvements associated with the conducted to identifY possible future seepage areas that could occur during 'grading. GS5 will reduce the potentially Field recommendations for mitigation offuture potential seepage, as well as for the significant in1pact associated with proposed project are anticipated to be provision of drainage in areas known to be susceptible to groundwater accwnulation surface or ground water to a level less significantly impacted by surface or shall be implemented. Compliance with this measure shall be verified by the City of than significant. groundwater. Carlsbad. 5,7 HAZARDS AND HAzARDOUS MATERIALS Hazardous Materials HMl. The following conditions shall be incorporated into the proposed Specific Plan and Implementation of Mitigation Measure Implementation of the proposed shall be required of future development: HM 1 will reduce the potentially significant impact associated with the project could result in a significant No project facilities located Within 1,000 feet of any residential unit shall use and storage of hazardous materials impact associated with the use and a. storage ofhazardous materials. store, handle, or use toxic or highly toxic gases as'defmed in the most to a level less than significant. currently adopted ftre code at quantities that exceed exempt amount as defmed in the most currently adopted flfe code. b. Facilities that store, handle, or use regulated substances as defmed in the California Health and Safety Code 25532(g) in excess of threshold quantities shall prepare risk management plans for determination of risks to the conununity. ~~~-- ~~~~--~~~~-------------------------------------------------------------------=--~~23 Carlsbad Oaks North Specific Plan City of Carlsbad Final Program EIR V·23 August 2002 2.0 Executive Summ(lry TABLE2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation -1 c. Facilities that store, handle, oruse any quantity of a toxic or highly toxic gas· as defined in the most currently adopted fire code, which are also regulated I substances as defmed in the California Health and Safety Code 25532(g) shall prepare an offsite consequence analysis (OCA). The analysis shall be performed in accordance with Title 19 of the California Code of Regulation 2750.2 through 2750.3. If the OCA shows the release could impact the residenti11l community, the facility will not store, handle, or use the material in those quantities. If a decrease in the quantity of material reduces the distance to toxic endpoint to where the community is not impacted, the facility shall be able to utilize the material in that quantity. Computer models may be utilized as a tool to determine the distance a hazardous material can travel if released to the atmosphere. Parameters such as temperature, wind speed, atmospheric stability, and quantity released, material properties, and type of release (e.g., pressurized gases) is considered by these models. Models can be overlayed onto maps, which will show the distance to toxic endpoint in the event of a release. These models can be performed under "worst case'' meteorological conditions and chemical release. Under this situation, the maximum harm potential is determined from the most sophisticated method available to ensure community safety. 5.8 HYDROLOGYIW ATER QUALITY Hydrology/Drainage WQHl. Subsequent to project approval, but prior to approval of rmal design plans within the Implementation of Mitigation Measure The proposed. project will drain Specific Plan area and fmal engineering plans for the roadways, a detailed hydrology WQHl will reduce the significant study shall be prepared to address the specific drainage characteristics of the hydrology/drainage impact to a level significantly more stormwater runoff proposed development and supporting infrastructure. The drainage control plan shall less than significant. into Aqua Hedionda Creek, be implemented in accordance with the recommendations of the detailed hydrology La Mirada Creek and eventually into study and shall address on-site and off-site drainage requirements to ensure on-site Aqua Hedionda Lagoon that under runoffwi~l not adversely affect off-site areas. existing conditions. This is considered a significant impact. ----------------~=-------------------------~--------------------------------------~~~24 Carlsbad Oaks North Specific Plan City af Carlsbad Final Program EIR V-24 August 2002 ___________ ___:;2.0Executive~ummary TABLE2-l SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES ,• Significant Impact Mitigation Measure Impact After Mitigation I I considered a significant impact. I Water Quality WQH2. Regarding the industrial land use, the proposed project is required by the RWQCB Implementation of Mitigation Measure I The impact to water quality to comply with the areawide Municipal Stonnwater Permit, Order No. 2001-0 l. In WQH2 will reduce the significant addition, industrial land uses ate required to comply with Order No. 97-03-DWQ, impact to water quality to a level less associated with industrial land uses is NPDES, General Permit No. CASOOOOOOl Discharges ofStonnwater Associated than significant still considered a significant impact. with Industrial Activities Excluding Construction Activities. Further, all requirements contained in the Concept Water Quality Plan shall be implemented in accordance with the Plan and verified by the City Engineer. The Best Management PractiCes (BMP) Plan Options address the use of source and treatment control based BMPs such as: 1) Non-stonnwater discharges; 2) Vehicle and equipment fueling, cleaning and maintenance; 3) Material management and storage; 4) Waste handling and disposal; 5) Wet ponds; 6) Constructed wetlands; 7) Oil!water separators and water quality inlets and/or 8) A combination of source and treatment control BMP options. 5.9 CULTURAL RESOURCES Archaeological Resource!! Cl. A data recovery program .shall be completed for any significant archaeological site Implementation of Mitigation Measure The project will impact the following impacted by the project in compliance with the City of Carlsbad's Cultural Resource Cl will reduce the significant impact to Guidelines Criteria and Methodology for completing a Data Recovery Program archaeological resources to a level less significant cultural sites: Temp 1, Phase III (December 1990). Data recovery provides for a sample of the site to be than significant. Temp 2, Temp 8, SDI-5231, and SDI-excavated, artifacts and ecofacts to be analyzed, special studies (i.e., radiocarbon 2776. dating, residue analysis, obsidian hydration, and sourcing) and a report offmding that addresses the important research questions. In addition, monitoring of brushing, grading, and trenching shall be required during the construction of the project in order to identify any significant components of the site that were not observed during data recovery excavations. Monitoring will also focus on any potential to discover sites that were not identified in the previous surveys due to them being buried or masked from view. Any previously unrecorded sites discovered during brushing, grading, or trenching will require significance evaluation and, if found to be important, mitigation applied before grading can resume at the location of the discovery. All artifacts and data collected from the testing and mitigation work for --- ~~~~~~~~~-------------------------------------------------------------------=--~~25 Carlsbad Oaks Norlh Specific Plan City of Cal"lsbad Final Program EIR V-25 August 2002 2.0 Executive Summary TABLE 2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation ; the project will be submitted to the San Diego Archaeological Center for permanent curation. The City of Carlsbad will be responsible for the ft.mding of this curation program. 5.10 PALEONTOLOGICAL RESOURCES Paleontological Resources PRl. Prior to site grading, a qualified paleontologist shall be retained to carry out an Implementation ofMitigation Measure Implementation of the proposed appropriate mitigation program. (A qualified paleontologist is defmed as an PRl will reduce the potentially project has the potential to result in a individual with an MS or Ph.D. in paleontology or geology who is familiar with significant impact to paleontological significant impact to paleontological paleontological procedures and techniques.) resources to a level less than significant. resources if present in geologic formations' of the site. The project • The qualified paleontologist shall be present at the pre-construction meeting to area contains geologic formations consult with the grading and excavation contractors. with moderate and high potential for A paleontological monitor shall be on-site a minimum of half-time during the producing significant paleontological • resources. original cutting of previously undisturbed sediments to inspect cuts for contained fossils. In the event that fossils are discovered, it may be necessary to increase the per/day in field monitoring time. Conversely, if fossils are not being found then the monitoring should be. reduced. (A paleontological monitor is defmed as an individual who has experience in the collection and salvage of fossil materials. i The paleontological monitor shall work under the direction of a qualified I paleontologist.) • When fossils are discovered the paleontologist (or paleontological monitor) shall recover them. In most cases, this fossil salvage can be completed in a short period of time. However, some fossil specimens (such as a complete large mammal skeleton) may require an extended salvage period. In these instances the paleontologist (or paleontological monitor) shall be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner. Because of the potential for the recovery of small fossil remains, such as isolated mammal teeth, it may be necessary in certain instances, to set up a '---------------~------screen-washingop~:ration on the site. --~~--~~--~~----------------------~----------------------------------------------------~~~26 Carlsbad Oaks North Specific Plan City of Carlsbad Final Program EIR V-26 August 2002 2.0 Executive Summary TABLE 2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation • Fossil remains collected during the monitoring and salvage portion of the mitigation program shall be cleaned, repaired, sorted, and cataloged. • Prepared fossils, along with copies of all pertinent field notes, photos, and maps, shall either be deposited (as a donation) in a scientific institution with permanent paleontological collections such as the San Diego Natural History Museum or retained by the City and displayed to the public at an appropriate location such £!.S ' City Hall. • A fmal summary report shall be completed and retained on file at the City that outlines the results of the mitigation program. This report shall include discussions of the methods used, stratigraphic section(s) exposed, fossils collected, and signific~nce of recovered fossils.· 5.11 AESTHETICS Aesthetics AEl. The following measures shall apply to all lots vis.ible from Faraday Avenue and El Implementation of Mitigation Measure A significant impact related to the Fuerte Street, as well as Lots #8, #13, and #17: AEl will reduce the significant views from surrounding .roadways aesthetics impact to a level less than and residences onto the site will • Prohibit placement of mechanical equipment on roofs unless the project significant. occur. incorporates architectural treatment consisting of architectural elements or building parapets that are of sufficient height and design to screen future mechanical roof equipment; • Prohibit installation of roof screens other than building parapets or architectural e.lements that are integrated into the architectural design of buildings; .. Prohibit loading bays that are visible from Faraday Avenue and El Fuerte Street; • Require enhanced architectural treatment of all building elevations that are visible from Faraday Avenue and El Fuerte Street. ·~-·---- ~~~~--~~~~----------------------------------------------------------------~--~27 Carlsbad Oaks North Specific Plan City of Carlsbad Final Program EIR V-27 August 2002 2. 0 E~(!CIJtive Summary TABLE2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measure Impact After Mitigation Light and Glare AE2. Any future development of Lots #8, #13, and #17 shall comply with the outdoor Implementation of Mitigation Measure A significant impact related to new lighting standards of the Carlsbad Oaks North Specific Plan, Part III, Section R. A AE2 will reduce the significant impact separate lighting plan shall be prepared for each perimeter lot abutting residential land to light and glare to a level less than light and glare sources has been uses or open space to ensure that no off-site spillage will occur. significant. identified with the proposed project. 5.12 PUBLIC SERVICES AND UTILITIES The project will result in a significant Mitigation Measures identified Mitigation Measures identified in Sections 5.3 Air Quality Implementation of Mitigation Measures impact to Drainage Facilities, Water (short-term construction), 5.4 Noise (short-term construction), 5.5 Biological Resources, 5.9 identified in Sections 5.3 Air Quality, and Reclaimed Water Facilities, and Cultural Resources, and 5.8 Hydrology/Water Quality (short~tenn construction and long-tenn 5. 4 Noise, 5. 5 Biological Resources, Sewer Facilities. operational) will reduce the impact to a less than significant level. 5.9 Cultural Resources, and 5.8 Hydrology/Water Quality will reduce the impact to a less than significant level. CUMULATIVE IMPACTS 5.2 TRANSPORTATION/TRAFFIC The proposed project will result in The City of Carlsbad requires the project applicant to participate in the established Traffic Because several of the impacted significant cumulative impacts to Improvement Fee (TIF) program in order to implement the Mitigation Measures Tl through intersections are outside the jurisdiction intersections in Vista and adjacent T18 (identified above in the Project-Level Impacts subsection of this table). of Carlsbad, neither the applicant nor jurisdictions. the City of Carlsbad has the jurisdiction to implement the proposed mitigation in other jurisdictions. Because ofthis, the significant impact at the intersections outside of the City of Carlsbad may remain significant and unavoidable. ------- ~~~~~~~~~--------------------------------------------------------------------------------------------------~~~28 Carlsbad Oaks North Specific Plan City of Carlsbad Final Program EJR V-28 August 2002 1. 0 E.¥eclltive Summary TABLE2-1 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Significant Impact Mitigation Measnre Impact After Mitigation 5.3 AIR QUALITY Any additional air emission is No feasible mitigation exists that would reduce this cwnulative impact to a level Jess than Even with implementation of Mitigation considered to contribute to a significant. Measures AQl through AQ3, the cumulatively significant impact; cumulative air quality impact will therefore, the proposed development remain significant and unavoidable. on the project site will contribute to. a significant cumulative impact on the air quality in the region. -------"-· ~~~~~~~~~------------------------------------------------------------------~~~29 Carlsbad Oaks North Specific Plan City of Carlsbad Final Program E!R V~Z9 August 2002 Carlsbad Oaks North Specific Plan A. Relationship to Environmental Impact Report 98-08 As required by the California Environmental Quality Act, a Program Environmental Impact Report (EIR) was prepared as a separate document concurrently with the Carlsbad Oaks North Specific Plan. The Environmental Impact Report, prepared by Cotton/Bridges/ Associates, Inc. analyzed the Specific Plan in regard to impacts associated with land use, transportation and traffic, air quality, noise, biological resources, geology and soils, hazards and hazardous materials, hydrology and water quality, cultural resources, paleontological resources, aesthetics, public services and utilities, and population and housing. Through implementation of the mitigation measures identified in Section V.H., Environmental Impacts Mitigation, of this document, development of the Carlsbad Oaks North Specific Plan will not result in significant project specific and/or cumulative impacts to the physical environment with the exception of traffic, air quality, and biological resources. Overriding consideration have been made by the City Council for traffic, air quality, and biological impacts through certification ofthe EIR. Development of the Carlsbad Oaks North Business Park in accordance with the Carlsbad Oaks North Specific Plan therefore requires that all mitigation measures imposed by the certified Environmental Impact Report (EIR 98-08) be incorporated into the project or completed as required by each mitigation measure. B. Subsequent Environmental Review As detailed planning progresses, it is anticipated that Fl:amted Industrial PermitsMinor Site Development Plans, Conditional Use Permits, Non-Residential Planned Unit Developments and/or Tentative Maps will be. submitted for City review in accordance with the Specific Plan. A Program Environmental Impact Report was required for the Carlsbad Oaks North Specific Plan to determine and evaluate the project's potential impacts. If subsequent activities are proposed outside of the scope of the Program Environmental Impact Report, then an Initial Study shall be used to determine whether an additional California Environmental Quality Act (CEQA) document must be prepared. Potentia~ additional CEQA documents include Negative Declarations, Mitigated Negative Declarations, Project, Supplemental and Subsequent EIRs. Subsequent CEQA documents may be tiered with the original EIR and may incorporate and reference aspects and elements of the original EIR. Vl-1 Carlsbad Oaks North Specific Plan A. Introduction Amendments to the Carlsbad Oaks North Specific Plan shall be subject to the review and approval of the City Council provided public input has been solicited through public hearings. The Planning Commission shall first hear and consider ail applications for an amendment to the specific plan. The Planning Commission shall prepare a recommendation and findings on all applications for an amendment to the City Council. As required by the Govermnent code and the California Environmental Quality Act, all agencies significantly affected by the amendment to the plan shall also be notified of the proposed action prior to approving the amendment of the specific plan. Depending on the extent and impact ofthe Specific Plan Amendment, a subsequent environmental Impact Report or mitigated negative declaration which focuses on the new impacts may be warranted. B. State Requirements As contained in section 65450, et.seq. of the California Government Code, a specific plan shall be prepared, adopted, and amended in the same manner as a general plan, except that a specific plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body. No specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the city's General Plan. C. Local Requirements Certain amendments to the specific plan may be necessary during the development of the area. Any amendments to the specific plan shall occur in accordance with the Carlsbad General Plan and processed in accordance with Section V.C., Amendment Procedures, of this document. Amendments may be initiated by the City Council orthe property owner. Amendments to the Specific Plan shall be processed in accordance with the applicable requirements oflaw which include Section 65450, et.seq. of the California Government Code. Vll-1 Carlsbad Oaks North Specific Plan A. Violation of Specific Plan The Carlsbad Oaks North Specific Plan shall constitute the orderly development and the zoning for the property. Consistent with the City of Carlsbad Municipal Code, any violation to the standards and regulations identified in the Carlsbad Oaks North Specific Plan adopted by Carlsbad's City Council constitutes a violation of the zoning ordinance. Where the Specific Plan is silent on an issue, the requirements of the Carlsbad Municipal Code shall apply. Vlll-1 LEGEND -Projects Lots c:J SP211 Boundary I = SP211 600ft Buffer GENERAL PLAN LAND USE ] (P) Public -(PI) Planned Industrial ~ (OS) Open Space R-4 (CF) Community Facilities (GS) General Commercial R-4 0 1,000 2,000 •t::::-1::::=11 Feet (LS) Local Shopping Center (O)Office (R-1.5) Low Density (0-1.5 Du I Ac) (R-4) Low-medium Density (0-4 Du I Ac) (R-8) Medium Density (4-8 Du I Ac) (R-15) Medium-high Density (8-15 Du I Ac) (R-15\L) Residential 8-15 dulac/Local Shopping Center (R-23) High Density (15-23 Du I Ac) (R-30) Residential 23-30 dulac CITY OF VISTA CARLSBAD OAKS NORTH LOTS 1 & 2 SPECIFIC PLAN 211 AMENDMENT Ladwig Design Group, Inc 2234 FARADAY AVENUE CARLSDBAD. CA 92008 PHONE (760) 438-3182 FAX (760) 438-0173 PHOTO DATE: SANGIS 2014 JOB# L-1021 Ladwig Design Group, Inc. APR 3 zo·16 April18, 2016 L'l! . o· .. :r ,ann!ng !VISion L-1021 REVISED PROJECT DESCRIPTION FOR CARLSBAD OAKS NORTH SPECIFIC PLAN SP 211 (B) AMENDMENT Carlsbad Oaks North Specific Plan SP 211 provides development regulations for 414 acres of Planned Industrial property in east central Carlsbad. SP 211 was approved by the City Council on October 8, 2002 by Ordinance No. NS646. A tentative map (CT 97-13) is approved for the whole SP 211 area by the Carlsbad Planning Commission on August 21, 2002 as resolution No. 5429. Phases I & II of the 3 unit tentative map have been recorded and constructed. Phase III is planned to be recorded and developed soon which will complete the subdivision development. One building has been constructed and several more are in the development process. Lots 1 & 2 (subject of this SP 211 amendment) are completed lots with no building construction. Lots 1 & 2 have a Specific Plan use requirement to provide either Lot 1 or 2 as a "Commercial Support" lot. When SP 211 was approved in 2002 (14 years ago) there were no existing "Commercial Support" lots in the vicinity and at that time 14 years ago SP 211 provided assurance there would be at some time "Commercial Support" available to the "Planned Industrial" lots within SP 211. Today there is a "Commercial Support" lot existing at the intersection of Palomar Airport Road and Loker Avenue West. Just south of Palomar Airport Road and El Fuerte there are existing "Commercial Support" uses in the Bressi Ranch. In addition, just to the east of SP 211 there is extensive "Commercial Support" in the City of Vista. Attached to this application are 2 aerial photo exhibits (2005 and 2014) showing existing "commercial support" uses. In 2005, Carlsbad Oaks North first 2 phases were under construction and Faraday Avenue and El Fuerte Street had not been constructed. There were in 2005 2 "commercial support" uses at El Camino real and Alga Road plus the Olympic Resort with a restaurant where Lowe's is now located. In addition, there was a "commercial support" site at Palomar Airport Road and Business park Drive in Vista. 2234 Faraday Avenue+ Carlsbad, California 92008 (760) 438-3182 + FAX (760) 438-0173 + Emailldg@dwilsoneng.com Project Description April18, 2016 Page2 In 2014 there are additional "commercial support" sites just to the south of Lots 1 & 2 at Loker Avenue west and Palomar Airport Road plus in Bressi Ranch just south of Palomar Airport Road. In addition, west of Lots 1 & 2 at College Boulevard on Faraday Avenue there are additional "commercial support" uses. The proposed deletion of the requirement of either Lot 1 or 2 to be used for "commercial support" still meets the goals and policies of SP 211. Lots 1 & 2 'will still be "auxiliary use lots" as defined in Goal A of SP 211. The acreage proposed for development will not change or the amount of"auxiliary use" lot acreage along Faraday Avenue within SP 211. Goals B, C, DE, F and G of SP 211 are still complied with and un-changed with this proposal. Now that the road system has been completed (Faraday Avenue and El Fuerte Street) future SP 211 users will have easy access to nearby existing "commercial support" uses in Carlsbad and Vista. The existing "commercial support" uses east, west and south of SP 211 are all in established business/industrial areas with a nearby work force to support the existing "commercial support" uses. Time and distance to existing "commercial support" outside SP 211 is minor and the addition of another "commercial support" use on Lots 1 or 2 of SP 211 would be difficult to support financially because of the nearby existing established sites. The majority of the proposed uses in SP 211 will be industrial/office uses which typically are daytime weekday uses limiting the time when commercial uses are needed. A major concern with any development is the potential for negative traffic impacts from the proposed change to Lots 1 & 2. There is no change proposed to the development area or intensity as established by SP 211 and the approved tentative map (CT 97-13). When the EIR was prepared and approved in 2002 the trip generation assumptions represent a "Trip Budget" for Carlsbad Oaks North. Conservative totals were incorporated into the modeling and therefore the analysis represents a worst-case scenario. Table 5.2-3 of the EIR (attached) shows a total of 235.7 acres, planned industrial (216.9 ac.), light industrial (8.7 ac), low-rise office (4.9 ac), and other commercial (5.2 ac). This total is 68.4 acres more than the approved tentative map. The EIR on Page 5.2-4 goes on to say that if the eventual land uses and sizes vary from the currently envisioned development, the potential traffic impacts will have been addressed by the analysis contained in the EIR, assuming the daily and peak service trips total remain within the ''budget" identified in Table 5.2-3 (22,650 2234 Faraday Avenue+ Carlsbad, California 92008 (760) 438-3182 + FAX (760) 438-0173 + Emailldg@dwilsoneng.com Project Description April18, 2016 Page 3 ADT). With the actual developed area at 71% of what were approved in the traffic report, no additional traffic impacts will occur. Based on the existing multiple close by established "Commercial Support" uses to the SP 211 Planned Industrial lots, the unlikely financial success of a new "commercial support" . use within SP 211 and no traffic impact above what was analyzed in the EIR we no longer see the need to maintain the option for "Commercial Support" uses on either Lot 1 & 2 of Carlsbad Oaks North within SP 211 and hearby request the requirement for "Commercial Support" uses by removed from Lots 1 & 2 of CT 97-13. Sincerely, Bob Ladwig Ladwig Design Group, Inc. BL:sm 2234 Faraday Avenue+ Carlsbad, California 92008 (760) 438-3182 + FAX (760) 438-0173 + Emailldg@dwilsoneng.com • • I 1 r ~ I ~ d ~ii LEGEND -Projects Lots (SP211-B) ~P211 Boundary ~Commerdal Support Location ~" n p~i!i ll l ~ tg M IFeetl Ladwig Design Group, Inc 2234 ffV'K>AY FNENUE ~.CA92008 PHONE (700) 438 3182 FAX (700) 438-0173 PHOTO DATe: LANDSAT 2005 .JOYL-1021 LEGEND -Projects Lots (SP2tt-B) I P2tt Boundary FedEx Commercial Support Location Ladwig D•slgn Group, Inc 2234 ff\Arofl'{ fMMJE CAAlSO!!A), CA 92008 PHONE (700) 438 3182 fAX (700) 438 0173 PHOTO ~TE· SAHC:i'S 2014 J08IL·1021